5018 Banksly Cir · Moody AFB, GA 31605

$125,000

3 bd · 2.0 ba · 1,152 sqft · Other · 15 Days on market

Built 1982 0.54 ac lot $109/sqft · 31% below area Est $182k · 31% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Schools +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is back on the market not because the buyer didn't want to proceed. Completely remodeled and move-in ready, this charming 3-bedroom, 2-bath home at 5018 Banksly Circle offers modern updates, privacy, and exceptional value—all for under $140,000. Tucked away on a quiet cul-de-sac and conveniently located within electric scooter-riding distance to Moody Air Force Base, this home is ideal for first-time buyers, military families, or anyone looking for a turnkey property. From the oversized front porch to the stylish interior, every detail has been thoughtfully updated. Inside, you'll find fresh paint, luxury vinyl plank flooring throughout with no carpet, updated fixtures, stainless steel appliances, and beautifully renovated bathrooms. The spacious layout includes a large living room, dining area, and generously sized bedrooms designed for comfortable everyday living. Additional improvements include a brand-new water heater and a well-maintained HVAC system, providing peace of mind for years to come. Step outside to enjoy a private backyard with two separate workshops—perfect for storage, hobbies, or a home workspace. The expansive lot offers plenty of room to spread out, with neighbors set comfortably apart for added privacy. If you're searching for an affordable, fully updated home in a convenient location near Moody Air Force Base, this one is a must-see. This home will likely require a cash purchase and the price has been reduced simply to accommodate that. Schedule your private showing today before it's gone!

Key facts

• Move-in ready
• Remodeled
• Renovated bathrooms

Tags

• REMODELED
• MOVE-IN READY
• OVERSIZED FRONT PORCH
• UPDATED FIXTURES
• STAINLESS STEEL APPLIANCES
• RENOVATED BATHROOMS

Property features AI

Finance

• Other: Lot size approximately 0.54 acres
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Well water; Septic tank; Electricity available; Underground utilities
• Home design: Single-family residence; One level; Updated/remodeled; Located on Banksly Circle in Valdosta, GA
• Construction: Built in 1982; Vinyl siding; Metal roof; Other structure type
• Exterior features: Back yard fencing; Cul-de-sac lot; Open lot; Street lights nearby; Near shopping

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Separate shower; Walk-in closet(s); Sun room; Crawl space basement
• Laundry & utility: Laundry in hall (common area)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#236 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: health & safety D, amenities F, commute F.
• Lowndes County (rural): math 59% / reading 52% proficiency, ranked #8 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pine Grove Elementary School (math 62% / reading 54%, grade C+, #143 of 1,228 statewide, top 12%, 664 students, 56% FRL); Pine Grove Middle School (math 56% / reading 57%, grade B, #48 of 470 statewide, top 10%, 742 students, 50% FRL); Lowndes High School (math 69% / reading 51%, grade C+, #14 of 424 statewide, top 3%, 3,201 students, 39% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 228 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $125k implies a 594% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
3. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
4. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $181,941
• List price: $125,000
• Delta: -31.30%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.07% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,173
• Equity at exit: $18,638

10-year hold

• IRR: 13.2%
• Equity multiple: 2.15×
• Total profit: $40,229
• Equity at exit: $10,808

Cash invested: $35,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31605

• Home prices YoY: -11.5%
• Rents YoY: 5.1%
• Active inventory: 228
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $303

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 75%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6127 Vinnie Dr Valdosta, GA	2.0	2.0	1050	$995	$0.95	43d	1	1.13mi
6000 Susan Cir Unit B Valdosta, GA	2.0	2.0	1000	$1,150	$1.15	21d	1	1.16mi
4782 Stonewall Cir Valdosta, GA	3.0	2.0	1349	$1,550	$1.15	43d	1	1.17mi

Listing history 13 events

1. 2026-06-19
   days on market $125,000 Active 15 DOM
2. 2026-06-18
   days on market $125,000 Active 14 DOM
3. 2026-06-17
   days on market $125,000 Active 13 DOM
4. 2026-06-16
   days on market $125,000 Active 12 DOM
5. 2026-06-15
   days on market $125,000 Active 11 DOM
6. 2026-06-14
   days on market $125,000 Active 9 DOM
7. 2026-06-13
   statusdays on market $125,000 Active 8 DOM
8. 2026-06-10
   pricestatusdays on market $125,000 Price Change 6 DOM
9. 2026-05-15
   listed $139,900 Active 1376-char remark

   Show marketing remark (1563 chars)

   This property is back on the market not because the buyer didn't want to proceed. Completely remodeled and move-in ready, this charming 3-bedroom, 2-bath home at 5018 Banksly Circle offers modern updates, privacy, and exceptional value—all for under $140,000. Tucked away on a quiet cul-de-sac and conveniently located within electric scooter-riding distance to Moody Air Force Base, this home is ideal for first-time buyers, military families, or anyone looking for a turnkey property. From the oversized front porch to the stylish interior, every detail has been thoughtfully updated. Inside, you'll find fresh paint, luxury vinyl plank flooring throughout with no carpet, updated fixtures, stainless steel appliances, and beautifully renovated bathrooms. The spacious layout includes a large living room, dining area, and generously sized bedrooms designed for comfortable everyday living. Additional improvements include a brand-new water heater and a well-maintained HVAC system, providing peace of mind for years to come. Step outside to enjoy a private backyard with two separate workshops—perfect for storage, hobbies, or a home workspace. The expansive lot offers plenty of room to spread out, with neighbors set comfortably apart for added privacy. If you're searching for an affordable, fully updated home in a convenient location near Moody Air Force Base, this one is a must-see. This home will likely require a cash purchase and the price has been reduced simply to accommodate that. Schedule your private showing today before it's gone!

10. 2026-05-15
    listed $139,900 New 1364-char remark

    Show marketing remark (1563 chars)

    This property is back on the market not because the buyer didn't want to proceed. Completely remodeled and move-in ready, this charming 3-bedroom, 2-bath home at 5018 Banksly Circle offers modern updates, privacy, and exceptional value—all for under $140,000. Tucked away on a quiet cul-de-sac and conveniently located within electric scooter-riding distance to Moody Air Force Base, this home is ideal for first-time buyers, military families, or anyone looking for a turnkey property. From the oversized front porch to the stylish interior, every detail has been thoughtfully updated. Inside, you'll find fresh paint, luxury vinyl plank flooring throughout with no carpet, updated fixtures, stainless steel appliances, and beautifully renovated bathrooms. The spacious layout includes a large living room, dining area, and generously sized bedrooms designed for comfortable everyday living. Additional improvements include a brand-new water heater and a well-maintained HVAC system, providing peace of mind for years to come. Step outside to enjoy a private backyard with two separate workshops—perfect for storage, hobbies, or a home workspace. The expansive lot offers plenty of room to spread out, with neighbors set comfortably apart for added privacy. If you're searching for an affordable, fully updated home in a convenient location near Moody Air Force Base, this one is a must-see. This home will likely require a cash purchase and the price has been reduced simply to accommodate that. Schedule your private showing today before it's gone!

11. 2003-12-19
    soldstatus $18,000
12. 1998-02-16
    soldstatus $23,000
13. 1992-08-21
    soldstatus $19,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,717
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$3,636
• Taxable income: $1,744
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $3,212/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lowndes County
• NCES district ID: 1303390
• Math proficiency: 59% ▼ -1.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $48,221
• Composite: 47.21/100
• National rank: #2317
• State rank: #8 of 174 in GA

Livability — Moody AFB

• Score: 65/100
• State rank: #236
• US rank: #13472

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D- Housing B Health & safety D User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lowndes County · 107,801 people
• City population: 693
• Metro: Valdosta, GA
• Population (ZIP): 24,829
• Household income: $79,156
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 642.0

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 120,348 people
• By 2030: 123,469 · +2.6%
• By 2040: 128,482 · +6.8%
• By 2050: 131,907 · +9.6%
• By 2075: 139,080 · +15.6%
• By 2100: 133,649 · +11.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Black 27% Two or more races 7% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada, South Korea, Vietnam
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Lowndes

• 2024 margin: R (+18.0) · D 40.8% · R 58.8%
• 2008→2024 swing: -8.6pp toward R · 2008: -9.4pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+12.0 2016: R+18.2 2012: R+10.5 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.74%
• Current HPI: 189.8471
• Rent YoY: ▲ 5.07%
• Metro: Valdosta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+557.9% since first listed

11 events — show timeline

• 2026-06-09 Relisted — SGMLS
• 2026-06-09 Relisted — GAMLS
• 2026-06-09 Price Changed $125,000 SGMLS
• 2026-06-09 Price Changed $125,000 GAMLS
• 2026-05-20 Pending — GAMLS
• 2026-05-20 Pending — SGMLS
• 2026-05-15 Listed $139,900 SGMLS
• 2026-05-15 Listed $139,900 GAMLS
• 2003-12-19 Sold (Public Records) $18,000 Public Records
• 1998-02-16 Sold (Public Records) $23,000 Public Records
• 1992-08-21 Sold (Public Records) $19,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $205 · -2.3% YoY. Source: county tax records.