1414 Baymeadows Dr · Valdosta, GA 31601

$115,000

3 bd · 2.0 ba · 1,234 sqft · SingleFamily public records · 2 Days on market

Built 1989 0.29 ac lot

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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 +11.8/30.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• DSCR +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor or Contractor Opportunity! This partially renovated frame home offers 3 bedrooms, 2 bathrooms and approximately 1,234 square feet of potential. Features include a living room, dining area, kitchen, laundry room and sliding glass doors leading to a fenced back yard. Great opportunity for: Rental income property Flip or resale project First-time homebuyer renovation loan Short-term or long-term investment Add personal finishes and build equity With the major layout already in place, this property is ready for someone to complete the vision and unlock its value.

Key facts

• Fenced back yard
• Kitchen
• Laundry room

Tags

• FENCED BACK YARD
• SLIDING GLASS DOORS
• LIVING ROOM
• DINING AREA
• KITCHEN
• LAUNDRY ROOM

Property features AI

Finance

• Other: Located in the Charter Oaks subdivision; Directions: From N. Trout St., turn left on New Hudson; home on the right.

Exterior

• Parking: 1 parking space
• Home design: Single-story detached single family residence; Residential property; Under construction
• Construction: Frame construction; Slab foundation; Currently under construction
• Exterior features: Covered patio/porch; Fenced yard

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Vinyl flooring
• Laundry & utility: Dedicated laundry room

🏗️ New construction. The $115,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $159,186.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-44 ($-526/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 6.0% 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); 198 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 39% 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $62k; list at $115k implies a 86% 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $159,186
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1505 Baymeadows Dr	0.05mi	3/2.0	1,332 (+8%)	0mo	$182,000	$137	84
1306 Ponderosa Dr	0.19mi	3/2.0	1,330 (+8%)	0mo	$100,000	$75	78
1731 Eli Pl	0.55mi	3/2.0	1,296 (+5%)	2mo	$182,500	$141	64
1733 Ricardo St	0.17mi	4/1.5 (+1)	1,107 (-10%)	6mo	$95,000	$86	64
2745 Pineview Dr	0.69mi	3/2.0	1,224 (-1%)	4mo	$218,000	$178	63
1761 Hyssop Xing	0.50mi	3/2.0	1,291 (+5%)	8mo	$185,000	$143	63
1206 Lakeland Ave	0.62mi	3/2.0	1,296 (+5%)	3mo	$145,000	$112	60
907 Lausanne Dr	0.66mi	3/2.0	1,290 (+4%)	4mo	$90,000	$70	58
1405 Leon Ave	0.64mi	3/2.0	1,162 (-6%)	4mo	$150,000	$129	57
2400 Lowndes Dr	0.52mi	3/2.0	1,334 (+8%)	6mo	$181,500	$136	57
2202 Deborah Dr	0.55mi	3/2.0	1,372 (+11%)	7mo	$163,300	$119	50
1642 Lexington Cir	0.41mi	2/2.0 (-1)	1,068 (-14%)	6mo	$136,500	$128	48

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: -13.4%
• Equity multiple: 0.50×
• Total profit: $-22,422
• Equity at exit: $23,735

10-year hold

• IRR: 1.3%
• Equity multiple: 1.11×
• Total profit: $4,967
• Equity at exit: $13,763

Cash invested: $44,572 (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: 198
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$835
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-44

Break-even live

Break-even rent $1,233

Max offer price $151,441

Occupancy floor 99%

Sensitivity live

Price	-10% $46	-5% $1	+0% $-44	+5% $-89	+10% $-134
Rent	-10% $-137	-5% $-90	+0% $-44	+5% $3	+10% $49
Rate	-1.0pp $36	-0.5pp $-3	base $-44	+0.5pp $-85	+1.0pp $-127

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: $39,796
• Closing costs: $4,776
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1235 Ponderosa Dr Valdosta, GA	3.0	2.0	1200	$1,295	$1.08	21d	1	0.32mi
2314 Pineview Dr Apt A Valdosta, GA	2.0	1.0	940	$900	$0.96	44d	1	0.35mi
4 Lakeland Ct Valdosta, GA	4.0	2.0	1350	$1,250	$0.93	21d	1	0.40mi
1616 E Moore St Apt 19 Valdosta, GA	2.0	1.0	1029	$825	$0.80	44d	1	0.44mi
1632 Lexington Cir Valdosta, GA	3.0	2.0	1104	$1,395	$1.26	44d	1	0.44mi
1730 Forsyth Pl Unit B Valdosta, GA	3.0	3.0	1280	$1,395	$1.09	44d	1	0.50mi
1425 E Park Ave Valdosta, GA	1.0–2.0	1.0–2.0	917	$1,095	$1.19	21d	2	0.60mi
2709 Pineview Dr Unit A Valdosta, GA	2.0	2.5	1000	$995	$0.99	44d	1	0.62mi
1778 Almond Tree Pl Valdosta, GA	3.0	2.5	1336	$1,300	$0.97	44d	1	0.71mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,260	$1.42	44d	54	0.73mi
1109 Timber Line Dr Valdosta, GA	3.0	2.0	1436	$1,300	$0.91	44d	1	0.73mi
803 Lausanne Dr Valdosta, GA	3.0	1.0	994	$1,095	$1.10	44d	1	0.80mi
2324 Sterling Pl Valdosta, GA	3.0	1.0	1124	$1,095	$0.97	21d	1	0.83mi
1005 Langdale Dr Unit B Valdosta, GA	2.0	1.0	879	$700	$0.80	21d	1	0.88mi
1717 Largo Cir Valdosta, GA	3.0	2.0	1206	$1,495	$1.24	44d	1	0.89mi
722 Vallotton Dr Valdosta, GA	3.0	1.0	984	$900	$0.91	44d	1	0.90mi
743 E Brookwood Dr Valdosta, GA	2.0	1.0	906	$895	$0.99	44d	1	0.96mi
1701 N Troup St Valdosta, GA	2.0	1.0	756	$750	$0.99	21d	1	1.01mi
720 E Park Ave Unit 6 Valdosta, GA	2.0	1.0	850	$650	$0.76	21d	1	1.06mi
1716 Charlton St Valdosta, GA	2.0	1.0	833	$825	$0.99	44d	1	1.10mi
713 Lakeland Ave Valdosta, GA	2.0	1.0	1047	$895	$0.85	44d	1	1.11mi
2600 Deborah Dr Valdosta, GA	3.0	1.0	1333	$1,495	$1.12	44d	1	1.15mi
2816 Kirkwood Cir Valdosta, GA	3.0	1.0	1168	$1,450	$1.24	21d	1	1.19mi
2814 Kirkwood Cir Valdosta, GA	4.0	2.0	1392	$1,500	$1.08	21d	1	1.19mi
2205 Bemiss Rd Valdosta, GA	2.0	1.0	880	$1,095	$1.24	44d	3	1.24mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	21d	1	1.24mi
604 E Brookwood Dr Valdosta, GA	2.0	1.0	720	$995	$1.38	44d	1	1.25mi
5 Crestwood Cir Valdosta, GA	2.0	1.5	1032	$925	$0.90	44d	1	1.27mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,600	$1.33	21d	3	1.30mi
2305 Bemiss Rd Unit T16 Valdosta, GA	2.0	1.5	896	$850	$0.95	44d	1	1.40mi
2201 Houston Ave Valdosta, GA	3.0	2.0	1090	$1,375	$1.26	21d	1	1.42mi
304 E Cranford Ave Valdosta, GA	2.0	1.0	980	$850	$0.87	44d	1	1.46mi

Listing history 4 events

1. 2026-05-20
   status Pending
2. 2026-05-18
   listed $115,000 Active
3. 2005-01-26
   soldstatus $61,900
4. 1989-10-30
   soldstatus $51,900

ⓘ 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: $878 · $73/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$180/yr (+$15/mo · 20.5%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $14,133
• − Mortgage interest: −$8,917
• − Property taxes: −$878
• − Insurance: −$796
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$4,631
• Taxable loss: −$3,350
• Est. tax savings @ 24.0%: +$804
• After-tax cash flow: $278/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

+121.6% since first listed

4 events — show timeline

• 2026-05-20 Pending — SWGABOR
• 2026-05-18 Listed $115,000 SWGABOR
• 2005-01-26 Sold (Public Records) $61,900 Public Records
• 1989-10-30 Sold (Public Records) $51,900 Public Records

Property tax history

+0.3%/yr

Latest (2025): $878 · -20.1% YoY. Source: county tax records.