810 Vallotton Dr · Valdosta, GA 31601

$77,900

2 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 107 Days on market

Built 1957 8,712 sqft lot $72/sqft · at area comps Est $75k · at est.

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Why this score? — see what drove the C+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +5.6/15.0
• Rent growth +4.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment property currently vacant.

Key facts

• 8,712 sq ft lot
• Built 1957
• Listed 106 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 4.3% in Valdosta — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#392 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Valdosta City (urban): math 15% / reading 22% proficiency, ranked #149 of 174 in GA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.3%/yr); 198 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 33% 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 $539 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $54k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,889 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.04%
• DSCR: 1.71
• GRM: 6.5

CMA / ARV

• ARV (median comp): $74,821
• List price: $77,900
• Delta: 4.12%
• 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
736 Lausanne Dr	0.12mi	3/1.0 (+1)	1,105 (+2%)	4mo	$66,000	$60	83
722 E Jane St	0.31mi	3/1.0 (+1)	1,044 (-4%)	1mo	$76,500	$73	74
1507 Vallotton Dr	0.15mi	3/1.0 (+1)	1,016 (-6%)	8mo	$90,000	$89	71
805 Ponderosa Dr	0.51mi	3/1.0 (+1)	1,066 (-2%)	1mo	$55,000	$52	68
1708 N Barack Obama Blvd	0.30mi	3/1.5 (+1)	1,152 (+6%)	8mo	$74,000	$64	62
800 Ponderosa Dr	0.50mi	3/1.0 (+1)	1,066 (-2%)	8mo	$92,000	$86	62
1706 Clover Dr	0.41mi	3/1.0 (+1)	1,012 (-7%)	8mo	$70,000	$69	58
703 E Cranford Ave	0.64mi	3/1.0 (+1)	1,053 (-3%)	2mo	$158,000	$150	58
515 E Mary St	0.59mi	3/1.0 (+1)	1,000 (-8%)	2mo	$94,900	$95	53
6 Prince Cv	0.50mi	3/2.0 (+1)	1,014 (-6%)	6mo	$85,000	$84	52
1803 Charlton St	0.57mi	3/2.0 (+1)	1,170 (+8%)	5mo	$93,000	$79	47
1716 N Troup St	0.51mi	3/2.0 (+1)	1,246 (+15%)	5mo	$179,000	$144	38

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: 12.2%
• Equity multiple: 1.51×
• Total profit: $11,200
• Equity at exit: $11,615

10-year hold

• IRR: 24.7%
• Equity multiple: 3.64×
• Total profit: $57,564
• Equity at exit: $6,735

Cash invested: $21,812 (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: 198
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $995 high
• Mortgage (P&I): −$409
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $292

Break-even live

Break-even rent $626

Max offer price $77,900

Occupancy floor 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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 Lausanne Dr Valdosta, GA	3.0	1.0	994	$1,095	$1.10	43d	1	0.11mi
722 Vallotton Dr Valdosta, GA	3.0	1.0	984	$900	$0.91	43d	1	0.19mi
743 E Brookwood Dr Valdosta, GA	2.0	1.0	906	$895	$0.99	43d	1	0.26mi
1616 E Moore St Apt 19 Valdosta, GA	2.0	1.0	1029	$825	$0.80	43d	1	0.29mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,044	$1.17	43d	54	0.29mi
1701 N Troup St Valdosta, GA	2.0	1.0	756	$750	$0.99	20d	1	0.44mi
1425 E Park Ave Valdosta, GA	1.0–2.0	1.0–2.0	917	$1,095	$1.19	20d	2	0.44mi
1235 Ponderosa Dr Valdosta, GA	3.0	2.0	1200	$1,295	$1.08	20d	1	0.46mi
604 E Brookwood Dr Valdosta, GA	2.0	1.0	720	$995	$1.38	43d	1	0.53mi
1716 Charlton St Valdosta, GA	2.0	1.0	833	$825	$0.99	43d	1	0.58mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	20d	1	0.61mi
1109 Timber Line Dr Valdosta, GA	3.0	2.0	1436	$1,300	$0.91	43d	1	0.67mi
720 E Park Ave Unit 6 Valdosta, GA	2.0	1.0	850	$650	$0.76	20d	1	0.69mi
1005 Langdale Dr Unit B Valdosta, GA	2.0	1.0	879	$700	$0.80	20d	1	0.75mi
713 Lakeland Ave Valdosta, GA	2.0	1.0	1047	$895	$0.85	43d	1	0.75mi
1632 Lexington Cir Valdosta, GA	3.0	2.0	1104	$1,395	$1.26	43d	1	0.81mi
2314 Pineview Dr Apt A Valdosta, GA	2.0	1.0	940	$900	$0.96	43d	1	0.92mi
522 Green St Valdosta, GA	2.0	1.0	1020	$900	$0.88	20d	1	0.93mi
304 E Cranford Ave Valdosta, GA	2.0	1.0	980	$850	$0.87	43d	1	0.96mi
207 E Moore St Unit L Valdosta, GA	1.0	1.0	850	$700	$0.82	20d	1	0.98mi
207 E Moore St Unit J Valdosta, GA	1.0	1.0	850	$700	$0.82	43d	1	0.98mi
2205 Bemiss Rd Valdosta, GA	2.0	1.0	880	$1,095	$1.24	43d	3	0.99mi
2324 Sterling Pl Valdosta, GA	3.0	1.0	1124	$1,095	$0.97	20d	1	1.00mi
205 E Adair St Unit 4 Valdosta, GA	1.0	1.0	700	$550	$0.79	43d	1	1.02mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	43d	1	1.02mi
1730 Forsyth Pl Unit B Valdosta, GA	3.0	3.0	1280	$1,395	$1.09	43d	1	1.10mi
2709 Pineview Dr Unit A Valdosta, GA	2.0	2.5	1000	$995	$0.99	43d	1	1.13mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	43d	1	1.18mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,300	$1.08	20d	3	1.19mi
1010 N Toombs St Valdosta, GA	2.0	1.5	1056	$1,000	$0.95	20d	3	1.21mi
1005 N Oak St Valdosta, GA	3.0	1.0	1087	$795	$0.73	43d	1	1.25mi
200 W Adair St Unit A9 Valdosta, GA	1.0	1.0	900	$895	$0.99	20d	1	1.25mi
1004 N Oak St Valdosta, GA	1.0–2.0	1.0	866	$750	$0.87	20d	3	1.29mi
2305 Bemiss Rd Unit T16 Valdosta, GA	2.0	1.5	896	$850	$0.95	43d	1	1.29mi
1029 Johnson St Valdosta, GA	2.0	1.0	986	$900	$0.91	43d	1	1.30mi
1778 Almond Tree Pl Valdosta, GA	3.0	2.5	1336	$1,300	$0.97	43d	1	1.34mi
200 W Cranford Ave Valdosta, GA	2.0	2.0	950	$1,225	$1.29	20d	3	1.35mi
1717 Largo Cir Valdosta, GA	3.0	2.0	1206	$1,495	$1.24	43d	1	1.37mi
2600 Deborah Dr Valdosta, GA	3.0	1.0	1333	$1,495	$1.12	43d	1	1.44mi
2437 University Dr Valdosta, GA	3.0	1.0	879	$1,175	$1.34	43d	1	1.49mi

Listing history 9 events

1. 2026-02-09
   listed $77,900 Active 37-char remark

   Show marketing remark (37 chars)

   Investment property currently vacant.

2. 2025-12-04
   listed $84,900 Active
3. 2018-06-22
   soldstatus $54,000
4. 2018-06-15
   soldstatus $18,000
5. 2017-10-23
   listed $21,200
6. 1983-07-28
   soldstatus $21,200
7. 1983-04-05
   soldstatus $16,400
8. 1973-11-01
   soldstatus $17,200
9. 1969-06-25
   soldstatus $12,500

ⓘ 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: $645 · $54/mo
• Projected year-2 tax: $717 · $60/mo
• Expected delta: +$71/yr (+$6/mo · 11.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $11,945
• − Mortgage interest: −$4,364
• − Property taxes: −$645
• − Insurance: −$390
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,266
• Taxable income: $2,369
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $2,931/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: Valdosta City
• NCES district ID: 1305310
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,634
• Composite: 14.79/100
• National rank: #9388
• State rank: #149 of 174 in GA

Livability — Valdosta

• Score: 60/100
• State rank: #392
• US rank: #19544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valdosta, GA
• County: Lowndes County · 107,801 people
• City population: 91,859
• 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

+523.2% since first listed

9 events — show timeline

• 2026-02-09 Listed $77,900 TBOR
• 2025-12-04 Listed $84,900 TBOR
• 2018-06-22 Sold (Public Records) $54,000 Public Records
• 2018-06-15 Sold (MLS) $18,000 SGMLS
• 2017-10-23 Listed $21,200 SGMLS
• 1983-07-28 Sold (Public Records) $21,200 Public Records
• 1983-04-05 Sold (Public Records) $16,400 Public Records
• 1973-11-01 Sold (Public Records) $17,200 Public Records
• 1969-06-25 Sold (Public Records) $12,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $645 · +25.2% YoY. Source: county tax records.