819 NE Woodlawn Dr · Valdosta, GA 31602

$79,900

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 32 Days on market

Built 1965 10,454 sqft lot Est $69k · 15% over

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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 +9.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Key facts

• 0.24 acre lot
• Built 1965
• Listed 32 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; House; 1 story
• Construction: Brick veneer and frame construction
• Exterior features: Located in the Vallotton subdivision; Zoning: R3

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: One-story home
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Interior features: Furnished; Microwave; Refrigerator; Washer
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% of comp listings sitting > 30 days — soft ceiling on asking rent; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 + 4.2% 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 32 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $80k implies a 97% 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.40% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.82%
• DSCR: 1.93
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $69,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
822 Stillwater Dr	0.06mi	3/1.0	828 (-13%)	4mo	$33,000	$40	73
1207 Leone Ave	0.70mi	3/1.0	948 (-0%)	2mo	$68,000	$72	65
722 E Jane St	0.42mi	3/1.0	1,044 (+10%)	1mo	$76,500	$73	63
6 Prince Cv	0.40mi	3/2.0	1,014 (+7%)	6mo	$85,000	$84	61
515 E Mary St	0.70mi	3/1.0	1,000 (+5%)	2mo	$94,900	$95	57
805 Ponderosa Dr	0.57mi	3/1.0	1,066 (+12%)	1mo	$55,000	$52	52
1714 Clover Dr	0.43mi	2/1.0 (-1)	849 (-11%)	7mo	$96,000	$113	52
1012 N Troup St	0.64mi	2/1.0 (-1)	892 (-6%)	4mo	$13,000	$15	52
703 E Cranford Ave	0.63mi	3/1.0	1,053 (+11%)	2mo	$158,000	$150	50
1400 Leone Ave	0.73mi	3/1.0	1,034 (+9%)	1mo	$35,000	$34	50
907 E Gordon St	0.72mi	2/1.0 (-1)	871 (-8%)	5mo	$23,000	$26	44
1642 Lexington Cir	0.74mi	2/2.0 (-1)	1,068 (+12%)	6mo	$136,500	$128	31

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: 14.5%
• Equity multiple: 1.59×
• Total profit: $13,117
• Equity at exit: $11,913

10-year hold

• IRR: 24.0%
• Equity multiple: 3.19×
• Total profit: $48,891
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,119 high
• Mortgage (P&I): −$419
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $388

Break-even live

Break-even rent $628

Max offer price $79,900

Occupancy floor 60%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	0.17mi
722 Vallotton Dr Valdosta, GA	3.0	1.0	984	$900	$0.91	43d	1	0.21mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,260	$1.42	43d	54	0.23mi
1616 E Moore St Apt 19 Valdosta, GA	2.0	1.0	1029	$825	$0.80	43d	1	0.25mi
743 E Brookwood Dr Valdosta, GA	2.0	1.0	906	$895	$0.99	43d	1	0.32mi
1425 E Park Ave Valdosta, GA	1.0–2.0	1.0–2.0	917	$1,095	$1.19	21d	2	0.37mi
1701 N Troup St Valdosta, GA	2.0	1.0	756	$750	$0.99	21d	1	0.41mi
1716 Charlton St Valdosta, GA	2.0	1.0	833	$825	$0.99	43d	1	0.55mi
604 E Brookwood Dr Valdosta, GA	2.0	1.0	720	$995	$1.38	43d	1	0.56mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	21d	1	0.61mi
720 E Park Ave Unit 6 Valdosta, GA	2.0	1.0	850	$650	$0.76	21d	1	0.64mi
1005 Langdale Dr Unit B Valdosta, GA	2.0	1.0	879	$700	$0.80	21d	1	0.68mi
713 Lakeland Ave Valdosta, GA	2.0	1.0	1047	$895	$0.85	43d	1	0.70mi
1632 Lexington Cir Valdosta, GA	3.0	2.0	1104	$1,395	$1.26	43d	1	0.75mi
2314 Pineview Dr Apt A Valdosta, GA	2.0	1.0	940	$900	$0.96	43d	1	0.86mi
2324 Sterling Pl Valdosta, GA	3.0	1.0	1124	$1,095	$0.97	21d	1	0.93mi
2205 Bemiss Rd Valdosta, GA	2.0	1.0	880	$1,095	$1.24	43d	3	0.93mi
304 E Cranford Ave Valdosta, GA	2.0	1.0	980	$850	$0.87	43d	1	0.93mi
522 Green St Valdosta, GA	2.0	1.0	1020	$900	$0.88	21d	1	1.00mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	43d	1	1.03mi
2709 Pineview Dr Unit A Valdosta, GA	2.0	2.5	1000	$995	$0.99	43d	1	1.07mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,600	$1.33	21d	3	1.13mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	43d	1	1.17mi
2305 Bemiss Rd Unit T16 Valdosta, GA	2.0	1.5	896	$850	$0.95	43d	1	1.23mi
1010 N Toombs St Valdosta, GA	2.0	1.5	1056	$1,000	$0.95	21d	3	1.25mi
1005 N Oak St Valdosta, GA	3.0	1.0	1087	$795	$0.73	43d	1	1.29mi
1004 N Oak St Valdosta, GA	1.0–2.0	1.0	866	$750	$0.87	21d	3	1.32mi
200 W Cranford Ave Valdosta, GA	2.0	2.0	950	$1,225	$1.29	21d	3	1.33mi
1029 Johnson St Valdosta, GA	2.0	1.0	986	$900	$0.91	43d	1	1.34mi
2437 University Dr Valdosta, GA	3.0	1.0	879	$1,175	$1.34	43d	1	1.44mi

Listing history 20 events

1. 2026-06-19
   days on market $79,900 Active 32 DOM
2. 2026-06-18
   days on market $79,900 Active 31 DOM
3. 2026-06-17
   days on market $79,900 Active 30 DOM
4. 2026-06-16
   days on market $79,900 Active 29 DOM
5. 2026-06-15
   days on market $79,900 Active 28 DOM
6. 2026-06-14
   days on market $79,900 Active 26 DOM
7. 2026-06-13
   days on market $79,900 Active 25 DOM
8. 2026-06-10
   days on market $79,900 Active 23 DOM
9. 2026-06-09
   days on market $79,900 Active 22 DOM
10. 2026-06-08
    days on market $79,900 Active 21 DOM
11. 2026-06-07
    days on market $79,900 Active 20 DOM
12. 2026-06-05
    days on market $79,900 Active 17 DOM
13. 2026-06-03
    days on market $79,900 Active 16 DOM
14. 2026-06-02
    days on market $79,900 Active 15 DOM
15. 2026-06-01
    days on market $79,900 Active 14 DOM
16. 2026-05-31
    days on market $79,900 Active 13 DOM
17. 2026-05-30
    days on market $79,900 Active 12 DOM
18. 2026-05-18
    listed $79,900 Active
19. 2002-03-26
    soldstatus $40,500
20. 1977-01-27
    soldstatus $24,500

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$209/yr (+$17/mo · 39.7%)

ⓘ 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: $13,433
• − Mortgage interest: −$4,476
• − Property taxes: −$526
• − Insurance: −$400
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,324
• Taxable income: $3,558
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $3,805/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

+226.1% since first listed

3 events — show timeline

• 2026-05-18 Listed $79,900 SGMLS
• 2002-03-26 Sold (Public Records) $40,500 Public Records
• 1977-01-27 Sold (Public Records) $24,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $526 · +28.9% YoY. Source: county tax records.