112 Breckenridge Dr · Valdosta, GA 31602

$180,000

3 bd · 2.0 ba · 2,173 sqft · SingleFamily public records · 3 Days on market

Built 1991 0.34 ac lot Est $293k · 39% 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Situated in Windsor Park, this 3-bedroom, 2-bath brick home offers plenty of potential for a buyer looking to make a home their own. The property could use some updating, but its location, layout, and all-brick construction make it a worthwhile investment. Priced accordingly and ready for its next owner, this is a great opportunity to purchase in one of Valdosta's established in-town neighborhoods.

Key facts

• 0.34 acre lot
• Built 1991
• Listed 3 days

Tags

• ALL-BRICK CONSTRUCTION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick veneer exterior; Shingle roof
• Exterior features: Fenced yard

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 9.6% 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 (+4.2%/yr); 267 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• At $2,161/mo this rent would consume 46% of the median local household income ($57k/yr) (locally 2034% 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 + 4.2% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $151k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $180,000

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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $293,355
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Fairway Dr	0.10mi	3/2.0	2,056 (-5%)	4mo	$262,000	$127	83
117 Breckenridge Dr	0.05mi	3/2.0	2,358 (+8%)	4mo	$300,000	$127	80
100 Sunnymeade Dr	0.13mi	4/2.5 (+1)	2,274 (+5%)	8mo	$164,800	$72	72
3504 Breckland Dr	0.38mi	3/2.0	2,088 (-4%)	7mo	$282,450	$135	70
3557 Victoria Dr	0.30mi	3/2.0	2,020 (-7%)	6mo	$308,000	$152	69
529 Shirley Pl	0.47mi	4/2.0 (+1)	2,246 (+3%)	2mo	$345,000	$154	66
115 Brookview Ter	0.23mi	3/3.0	2,371 (+9%)	6mo	$259,900	$110	65
3332 Britain Dr	0.46mi	3/2.5	2,050 (-6%)	4mo	$299,900	$146	64
3573 Victoria Dr	0.26mi	4/2.0 (+1)	2,319 (+7%)	10mo	$329,500	$142	64
3692 Arbor Run Dr	0.34mi	4/2.5 (+1)	2,397 (+10%)	1mo	$385,000	$161	59
3261 Jordan Way	0.56mi	3/2.0	1,985 (-9%)	10mo	$250,000	$126	51
324 Jennifer Cir	0.36mi	3/2.5	1,849 (-15%)	6mo	$240,000	$130	51

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 · 4.19% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $4,894
• Equity at exit: $26,839

10-year hold

• IRR: 13.2%
• Equity multiple: 2.11×
• Total profit: $55,797
• Equity at exit: $15,563

Cash invested: $50,400 (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 31602

• Rents YoY: 4.2%
• Active inventory: 267
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$944
• Tax from tax record: −$195 /mo · $2,339/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $493

Break-even live

Break-even rent $1,537

Max offer price $180,000

Occupancy floor 72%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3650 Victoria Dr Valdosta, GA	4.0	2.5	2434	$2,895	$1.19	21d	1	0.29mi
3261 Jordan Way Valdosta, GA	3.0	2.0	1985	$2,100	$1.06	43d	1	0.58mi
407 Northfield Rd Valdosta, GA	3.0	2.0	1505	$1,395	$0.93	21d	1	1.20mi
302 Hartsfield Ln Valdosta, GA	3.0	2.0	1975	$1,775	$0.90	43d	1	1.21mi
312 Eager Rd Valdosta, GA	3.0	3.0	1959	$1,895	$0.97	43d	1	1.42mi

Listing history 5 events

1. 2026-06-18
   status $180,000 Pending 3 DOM
2. 2026-06-18
   days on market $180,000 Active 3 DOM
3. 2026-06-17
   days on market $180,000 Active 2 DOM
4. 2026-06-15
   remarks 401-char remark
5. 2026-06-15
   listed $180,000 Active 1 DOM

ⓘ 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: $2,339 · $195/mo
• Projected year-2 tax: $2,339 · $195/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 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 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,934
• − Mortgage interest: −$10,083
• − Property taxes: −$2,339
• − Insurance: −$900
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$5,236
• Taxable income: $3,226
• Est. tax owed @ 24.0%: −$774
• After-tax cash flow: $5,147/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): 35,728
• Household income: $56,939
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 2034.0

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 0.61)
• Race & ethnicity: White 45% Black 42% Hispanic / Latino 7% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -150.60%
• Current HPI: 188.2012
• Rent YoY: ▲ 4.19%
• 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

+74.8% since first listed

3 events — show timeline

• 2026-06-15 Listed $180,000 SGMLS
• 2008-01-29 Sold (Public Records) $151,000 Public Records
• 1996-12-27 Sold (Public Records) $103,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,339 · +3.8% YoY. Source: county tax records.