1792 Wayland Park Dr · Remerton, GA 31601

$164,500

3 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 33 Days on market

Built 1994 3,920 sqft lot $129/sqft · at area comps Est $162k · at est.

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +6.8/15.0
• Schools +4.7/10.0
• Rent growth +4.6/5.0
• DSCR +4.2/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute 3 BR, 2 BA home in Remerton. Large family room. Covered porch in the back and utility building. Freshly painted inside. Great for investors. Close to VSU, downtown, the mall, and Moody AFB. 1793 Wayland Park Dr. is being sold also.

Key facts

• Covered porch
• Close to moody afb
• Close to vsu

Tags

• COVERED PORCH
• UTILITY BUILDING
• CLOSE TO VSU
• CLOSE TO DOWNTOWN
• CLOSE TO MALL
• CLOSE TO MOODY AFB

Property features AI

Exterior

• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single-story home; Residential (investment) property; R3 zoning
• Construction: Vinyl siding
• Exterior features: Covered patio/porch; Fenced yard

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating
• Interior features: Security system
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $20 ($240/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (24.6% below list).
• Recommended offer: $124k (24.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#337 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment 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: Westside Elementary School (math 62% / reading 53%, grade C+, #150 of 1,228 statewide, top 12%, 937 students, 41% FRL); Hahira Middle School (math 65% / reading 63%, grade B+, #30 of 470 statewide, top 6%, 859 students, 32% FRL); Lowndes High School (math 69% / reading 51%, grade C+, #14 of 424 statewide, top 3%, 3,201 students, 39% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents rising fast (+8.3%/yr); 201 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $87k; list at $164k implies a 89% 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,015 (24.6% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 11.1

CMA / ARV

• ARV (median comp): $161,998
• List price: $164,500
• Delta: 2.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 Old Mill Pl	0.19mi	3/2.0	1,352 (+6%)	1mo	$145,000	$107	80
1526 Woodard St	0.27mi	3/2.0	1,244 (-3%)	6mo	$194,900	$157	78
1522 Woodard St	0.28mi	3/2.0	1,244 (-3%)	6mo	$194,900	$157	77
1303 Old Mill Pl	0.17mi	3/2.0	1,336 (+4%)	9mo	$158,000	$118	77
1408 Strickland Cir	0.24mi	3/2.0	1,177 (-8%)	4mo	$169,500	$144	72
1301 Mcree Dr	0.38mi	3/2.0	1,260 (-2%)	10mo	$210,000	$167	71
1337 Edgewood Dr	0.28mi	3/2.0	1,176 (-8%)	4mo	$315,000	$268	70
1406 Strickland Cir	0.24mi	3/2.0	1,109 (-13%)	4mo	$158,000	$142	63
2002 Jerry Jones Dr	0.52mi	3/1.0	1,450 (+13%)	2mo	$154,500	$107	48
1430 W Magnolia St	0.66mi	3/1.0	1,147 (-10%)	3mo	$129,000	$112	46
927 Ridgewood Dr	0.61mi	3/1.5	1,409 (+10%)	11mo	$149,000	$106	44
1022 Cherokee St	0.57mi	3/1.0	1,092 (-15%)	11mo	$115,000	$105	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.59×
• Total profit: $-18,921
• Equity at exit: $24,527

10-year hold

• IRR: 3.7%
• Equity multiple: 1.32×
• Total profit: $14,625
• Equity at exit: $14,223

Cash invested: $46,060 (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 31601

• Home prices YoY: -31.2%
• Rents YoY: 8.3%
• Active inventory: 201
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$863
• Tax from tax record: −$29 /mo · $343/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $20

Break-even live

Break-even rent $1,215

Max offer price $164,500

Occupancy floor 93%

Sensitivity live

Price	-10% $113	-5% $67	+0% $20	+5% $-214	+10% $-271
Rent	-10% $-78	-5% $-29	+0% $20	+5% $69	+10% $118
Rate	-1.0pp $103	-0.5pp $62	base $20	+0.5pp $-23	+1.0pp $-66

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1509 Pine St Valdosta, GA	2.0	1.0–1.5	950	$1,140	$1.20	23d	2	0.07mi
1469 Green St Valdosta, GA	2.0	2.5	1139	$1,000	$0.88	23d	1	0.19mi
1537 Woodard St Unit B Valdosta, GA	2.0	1.5	1020	$900	$0.88	23d	1	0.21mi
1531 Woodard St Apt C3 Valdosta, GA	2.0	2.5	900	$995	$1.11	23d	1	0.21mi
1455 Green St Unit A Valdosta, GA	2.0	1.5	1048	$900	$0.86	23d	1	0.22mi
607 Parker Mathis Dr Valdosta, GA	3.0	1.5	1395	$1,495	$1.07	45d	1	0.24mi
805 Harmon Dr Valdosta, GA	2.0–3.0	2.0–3.0	1100	$1,775	$1.61	23d	6	0.27mi
1314 Hastings Dr Unit C4 Valdosta, GA	2.0	2.5	1200	$1,095	$0.91	45d	1	0.30mi
1314 Hastings Dr Apt A2 Valdosta, GA	2.0	2.5	1100	$995	$0.90	23d	1	0.30mi
507 Roberts St Apt B Valdosta, GA	2.0	2.0	1114	$1,200	$1.08	23d	1	0.32mi
1308 W Alden Ave Valdosta, GA	3.0	1.5	1204	$1,050	$0.87	45d	1	0.37mi
1307 Melody Ln Valdosta, GA	2.0	1.0	1025	$1,050	$1.02	23d	1	0.39mi
1213 McRee Dr Valdosta, GA	4.0	2.0	1588	$1,895	$1.19	45d	1	0.42mi
1505 Lankford Dr Valdosta, GA	2.0–3.0	2.0–3.0	1166	$1,320	$1.13	23d	1	0.51mi
2092 S Sherwood Dr Valdosta, GA	2.0	2.0	1156	$1,350	$1.17	23d	1	0.55mi
2092 S Sherwood Dr Valdosta, GA	2.0	2.0	1156	$1,238	$1.07	45d	2	0.55mi
1018 Cherokee St Valdosta, GA	3.0	1.5	1225	$1,375	$1.12	23d	1	0.59mi
2 Westbrook Cir Apt B Valdosta, GA	3.0	2.0	1469	$1,350	$0.92	45d	1	0.62mi
707 Baytree Dr Apt 1 Valdosta, GA	3.0	3.0	1222	$675	$0.55	45d	1	0.63mi
1400 Baytree Dr Valdosta, GA	2.0–4.0	2.0–4.0	1277	$614	$0.48	45d	1	0.63mi
1400 W Magnolia St Valdosta, GA	1.0–2.0	1.0–2.0	1180	$1,600	$1.36	23d	1	0.65mi
1307 Baytree Dr Apt E Valdosta, GA	3.0	2.0	1756	$1,250	$0.71	45d	1	0.70mi
807 Cherokee Ave Unit A Valdosta, GA	2.0	2.5	1200	$2,000	$1.67	45d	1	0.77mi
1612 Garland Pl Valdosta, GA	3.0	2.0	1268	$1,295	$1.02	45d	1	0.81mi
1921 Gornto Rd Valdosta, GA	3.0	2.0	1316	$1,195	$0.91	45d	1	0.85mi
2219 White Oak Dr Valdosta, GA	2.0	1.0	1100	$2,250	$2.05	45d	1	0.95mi
1725 Spring Hill Pl Valdosta, GA	2.0	2.0	900	$1,350	$1.50	23d	1	1.00mi
702 Pineridge Dr Valdosta, GA	3.0	2.0	1736	$1,650	$0.95	45d	1	1.07mi
1029 Johnson St Valdosta, GA	2.0	1.0	986	$900	$0.91	45d	1	1.34mi
2201 Baytree Rd Valdosta, GA	2.0–3.0	2.0–3.0	1103	$1,750	$1.59	23d	12	1.40mi
2502 Berkley Dr Valdosta, GA	3.0	2.0	1484	$1,650	$1.11	23d	1	1.40mi
1005 N Oak St Valdosta, GA	3.0	1.0	1087	$795	$0.73	45d	1	1.41mi
1010 N Toombs St Valdosta, GA	2.0	1.5	1056	$1,000	$0.95	23d	3	1.43mi
200 W Cranford Ave Valdosta, GA	2.0	2.0	950	$1,225	$1.29	23d	3	1.43mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	45d	1	1.44mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	45d	1	1.48mi

Listing history 23 events

1. 2026-06-21
   days on market $164,500 Active 33 DOM
2. 2026-06-19
   days on market $164,500 Active 31 DOM
3. 2026-06-18
   days on market $164,500 Active 30 DOM
4. 2026-06-17
   days on market $164,500 Active 29 DOM
5. 2026-06-16
   days on market $164,500 Active 28 DOM
6. 2026-06-15
   days on market $164,500 Active 27 DOM
7. 2026-06-14
   days on market $164,500 Active 25 DOM
8. 2026-06-13
   days on market $164,500 Active 24 DOM
9. 2026-06-10
   days on market $164,500 Active 22 DOM
10. 2026-06-09
    days on market $164,500 Active 21 DOM
11. 2026-06-08
    days on market $164,500 Active 20 DOM
12. 2026-06-07
    days on market $164,500 Active 19 DOM
13. 2026-06-05
    days on market $164,500 Active 16 DOM
14. 2026-06-03
    days on market $164,500 Active 15 DOM
15. 2026-06-02
    days on market $164,500 Active 14 DOM
16. 2026-06-01
    days on market $164,500 Active 13 DOM
17. 2026-05-31
    days on market $164,500 Active 12 DOM
18. 2026-05-30
    days on market $164,500 Active 11 DOM
19. 2026-05-18
    listed $164,500 Active 236-char remark
20. 2013-07-10
    soldstatus $87,000
21. 2002-06-17
    soldstatus $66,000
22. 1994-09-21
    soldstatus $59,900
23. 1994-09-21
    soldstatus $59,900

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $343 · $29/mo
• Projected year-2 tax: $1,513 · $126/mo
• Expected delta: +$1,171/yr (+$98/mo · 341.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,882
• − Mortgage interest: −$9,215
• − Property taxes: −$343
• − Insurance: −$822
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$4,785
• Taxable loss: −$2,664
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $879/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 — Remerton

• Score: 61/100
• State rank: #337
• US rank: #17574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Remerton, GA
• County: Lowndes County · 107,801 people
• Metro: Valdosta, GA
• Population (ZIP): 31,302
• Household income: $36,111
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 2016.0

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 0.57)
• Race & ethnicity: Black 57% White 31% Hispanic / Latino 8% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 7% Korean 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: ▼ -55.12%
• Current HPI: 121.5948
• Rent YoY: ▲ 8.34%
• 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

+174.6% since first listed

5 events — show timeline

• 2026-05-18 Listed $164,500 SGMLS
• 2013-07-10 Sold (Public Records) $87,000 Public Records
• 2002-06-17 Sold (Public Records) $66,000 Public Records
• 1994-09-21 Sold (Public Records) $59,900 Public Records
• 1994-09-21 Sold (Public Records) $59,900 Public Records

Property tax history

-10.5%/yr

Latest (2025): $343 · -79.5% YoY. Source: county tax records.