207 W Gordon St · Valdosta, GA 31601

$169,900

4 bd · 2.0 ba · 2,754 sqft · SingleFamily · 114 Days on market

Built 1900 Fair condition 0.27 ac lot $62/sqft · 27% below area Est $232k · 27% under

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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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Rent growth +4.6/5.0
• 1% rule +4.5/10.0
• Livability +3.0/5.0
• Condition / age +2.0/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 1900 Victorian House zoned Residential-Professional. This house has identical living space UPSTAIRS and DOWNSTAIRS. Each floor has a kitchen, living room, dining room, 2 bedrooms and 1 bathroom. The house has a separate entrance way for the upstairs. The house has had some updates, wiring & sheetrock. Updates will need to be made in the bathrooms and kitchens. Great to live and work in the same house or use as a rental for 2 separate incomes or live in the top and AirBNB out the bottom. SOLD AS IS. Bring all OFFERS!!! Great Opportunity at a low price!! Large parking lot.

Key facts

• Victorian house
• Large parking lot
• Updates wiring

Tags

• VICTORIAN HOUSE
• SEPARATE ENTRANCE WAY
• UPDATES WIRING
• LARGE PARKING LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $100 ($1k/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 $161k (5.1% below list).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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); 201 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $1,612/mo this rent would consume 54% of the median local household income ($36k/yr) (locally 2016% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $231,532
• List price: $169,900
• Delta: -26.62%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Central Pl	0.52mi	3/2.0 (-1)	2,783 (+1%)	16mo	$342,500	$123	56
605 Charlton St	0.52mi	4/4.5	2,640 (-4%)	15mo	$122,500	$46	46
208 E Brookwood Pl	0.73mi	3/2.5 (-1)	2,495 (-9%)	9mo	$409,000	$164	35

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: -6.8%
• Equity multiple: 0.73×
• Total profit: $-12,645
• Equity at exit: $25,333

10-year hold

• IRR: 8.1%
• Equity multiple: 1.76×
• Total profit: $36,033
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $100

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 89%

Sensitivity live

Price	-10% $217	-5% $158	+0% $100	+5% $41	+10% $-18
Rent	-10% $-28	-5% $36	+0% $100	+5% $163	+10% $227
Rate	-1.0pp $185	-0.5pp $143	base $100	+0.5pp $56	+1.0pp $11

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 Slater St Valdosta, GA	3.0	2.0	2079	$1,500	$0.72	45d	1	0.38mi
504 E Adair St Valdosta, GA	4.0	2.5	2383	$1,350	$0.57	45d	1	0.62mi
1903 Azalea Dr Valdosta, GA	3.0	2.0	2128	$2,500	$1.17	45d	1	1.25mi
210 W Cranford Ave Valdosta, GA	3.0	3.0	2000	$1,650	$0.82	45d	1	1.27mi
210 W Cranford Ave Valdosta, GA	3.0	3.0	2000	$1,650	$0.82	22d	1	1.27mi
1002 W Alden Ave Valdosta, GA	4.0	2.5	2744	$1,750	$0.64	22d	1	1.29mi

Listing history 19 events

1. 2026-06-21
   days on market $169,900 Active 114 DOM
2. 2026-06-19
   days on market $169,900 Active 112 DOM
3. 2026-06-18
   days on market $169,900 Active 111 DOM
4. 2026-06-17
   days on market $169,900 Active 110 DOM
5. 2026-06-16
   days on market $169,900 Active 109 DOM
6. 2026-06-15
   days on market $169,900 Active 108 DOM
7. 2026-06-14
   days on market $169,900 Active 106 DOM
8. 2026-06-13
   days on market $169,900 Active 105 DOM
9. 2026-06-10
   days on market $169,900 Active 103 DOM
10. 2026-06-09
    days on market $169,900 Active 102 DOM
11. 2026-06-08
    days on market $169,900 Active 101 DOM
12. 2026-06-07
    days on market $169,900 Active 100 DOM
13. 2026-06-05
    days on market $169,900 Active 97 DOM
14. 2026-06-03
    days on market $169,900 Active 96 DOM
15. 2026-06-02
    days on market $169,900 Active 95 DOM
16. 2026-06-01
    days on market $169,900 Active 94 DOM
17. 2026-05-31
    days on market $169,900 Active 93 DOM
18. 2026-05-30
    days on market $169,900 Active 92 DOM
19. 2026-02-27
    listed $169,900 Active 593-char remark

    Show marketing remark (593 chars)

    Beautiful 1900 Victorian House zoned Residential-Professional. This house has identical living space UPSTAIRS and DOWNSTAIRS. Each floor has a kitchen, living room, dining room, 2 bedrooms and 1 bathroom. The house has a separate entrance way for the upstairs. The house has had some updates, wiring & sheetrock. Updates will need to be made in the bathrooms and kitchens. Great to live and work in the same house or use as a rental for 2 separate incomes or live in the top and AirBNB out the bottom. SOLD AS IS. Bring all OFFERS!!! Great Opportunity at a low price!! Large parking lot.

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $19,347
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$4,943
• Taxable loss: −$1,606
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $1,580/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.

Condition & rehab AI · 12 photos

Fair 40/100 Extensive rehab

This 1900 Victorian house requires extensive repairs and updates to bring it up to modern standards. The interior needs significant work, including plumbing, drywall, and countertops. The exterior also needs attention. With proper renovations, it has the potential to be a great investment.

Repairs flagged

• Major Exposed plumbing in kitchen — Needs full replacement
• Major Exposed plumbing in bathrooms — Needs full replacement
• Major Missing cabinet doors in kitchen and bathrooms — Needs full replacement
• Major Damaged countertops in kitchen and bathrooms — Needs full replacement
• Major Exposed subflooring in kitchen and bathrooms — Needs full replacement
• Major Exposed drywall in interior walls — Needs full replacement
• Major Missing paint on interior walls — Needs full replacement
• Minor Missing screens on windows — Can be replaced

Value-add opportunities

• Resale Painting interior walls — Fresh paint enhances curb appeal
• Resale Replacing missing cabinet doors and countertops — Modernizing the kitchen and bathrooms
• Rental Replacing missing screens — Improved ventilation and safety
• Both Landscaping and curb appeal — Enhances overall appearance and attracts potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed plumbing in kitchen · Needs full replacement	Major	$15,000–50,000
Exposed plumbing in bathrooms · Needs full replacement	Major	$15,000–50,000
Missing cabinet doors in kitchen and bathrooms · Needs full replacement	Major	$15,000–50,000
Damaged countertops in kitchen and bathrooms · Needs full replacement	Major	$15,000–50,000
Exposed subflooring in kitchen and bathrooms · Needs full replacement	Major	$15,000–50,000
Exposed drywall in interior walls · Needs full replacement	Major	$15,000–50,000
Missing paint on interior walls · Needs full replacement	Major	$15,000–50,000
Missing screens on windows · Can be replaced	Minor	$500–3,000
Total estimated repair cost · 8 items		$105,500–353,000

Value-add ROI direction

• Resale Painting interior walls — Fresh paint enhances curb appeal ↑
• Resale Replacing missing cabinet doors and countertops — Modernizing the kitchen and bathrooms ↑
• Rental Replacing missing screens — Improved ventilation and safety ↑
• Both Landscaping and curb appeal — Enhances overall appearance and attracts potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-02-27 Listed $169,900 SGMLS