503 Canna Dr · Valdosta, GA 31602

$131,750

3 bd · 1.0 ba · 1,393 sqft · SingleFamily public records · 84 Days on market

Built 1984 0.51 ac lot $95/sqft · 25% below area Est $175k · 25% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.7/10.0
• 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 MLS

This is a great opportunity for a rental property investment or first-time homebuyer to purchase a home at a great price point in a very central location! 3 bedrooms and 1 updated bathroom. The kitchen was partially updated but not finished. Fenced backyard and nice screened back porch. 2-car carport with utility/storage room. The living room is very spacious and has a lot of windows and natural light! Cash or conventional financing only.

Key facts

• Screened back porch
• Fenced backyard
• Utility storage room

Tags

• FENCED BACKYARD
• SCREENED BACK PORCH
• UTILITY STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $124k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 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; 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 $910 of loan paydown is wiped out by about $4k 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

• It's been on market 84 days — a 6% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,845 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.07% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (median comp): $175,114
• List price: $131,750
• Delta: -24.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Loganberry Cir	0.43mi	3/1.5	1,377 (-1%)	7mo	$144,000	$105	70
2302 Glynndale Dr	0.58mi	2/1.5 (-1)	1,402 (+1%)	1mo	$200,000	$143	64
507 Mack Dr	0.35mi	3/2.0	1,511 (+8%)	3mo	$190,000	$126	63
2211 Jerry Jones Dr	0.68mi	3/1.0	1,327 (-5%)	2mo	$169,000	$127	59
2323 White Oak Dr	0.44mi	3/1.5	1,264 (-9%)	7mo	$190,000	$150	57
700 W Park Ave	0.71mi	3/2.0	1,324 (-5%)	3mo	$202,500	$153	52
2908 Fawnwood Cir	0.43mi	3/2.0	1,574 (+13%)	4mo	$188,040	$119	51
315 Canna Dr	0.41mi	3/2.0	1,206 (-13%)	5mo	$169,900	$141	50
1 Loganberry Cir	0.50mi	3/2.0	1,566 (+12%)	3mo	$199,000	$127	49
309 Betty Jo Dr	0.60mi	3/2.0	1,240 (-11%)	4mo	$217,000	$175	46
410 Georgetown Cir	0.44mi	2/2.0 (-1)	1,586 (+14%)	5mo	$170,000	$107	43
307 W Park Ave	0.68mi	3/2.0	1,555 (+12%)	6mo	$195,000	$125	40

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: -3.0%
• Equity multiple: 0.88×
• Total profit: $-4,281
• Equity at exit: $19,644

10-year hold

• IRR: 7.9%
• Equity multiple: 1.63×
• Total profit: $23,216
• Equity at exit: $11,391

Cash invested: $36,890 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$691
• Tax from tax record: −$125 /mo · $1,502/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $241

Break-even live

Break-even rent $1,103

Max offer price $131,750

Occupancy floor 78%

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: $32,938
• Closing costs: $3,952
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2502 Berkley Dr Valdosta, GA	3.0	2.0	1484	$1,650	$1.11	21d	1	0.14mi
2859 Fawnwood Cir Valdosta, GA	2.0	2.0	1173	$1,400	$1.19	21d	1	0.31mi
2878 Fawnwood Cir Valdosta, GA	3.0	2.0	1400	$3,000	$2.14	43d	1	0.34mi
413 Georgetown Cir Valdosta, GA	2.0	2.0	1178	$1,400	$1.19	43d	1	0.42mi
702 Pineridge Dr Valdosta, GA	3.0	2.0	1736	$1,650	$0.95	43d	1	0.48mi
2219 White Oak Dr Valdosta, GA	2.0	1.0	1100	$2,250	$2.05	43d	1	0.59mi
407 Northfield Rd Valdosta, GA	3.0	2.0	1505	$1,395	$0.93	21d	1	0.64mi
200 W Cranford Ave Valdosta, GA	2.0	2.0	950	$1,225	$1.29	21d	3	0.84mi
100 Garden Dr Valdosta, GA	1.0–3.0	1.0–3.0	885	$2,075	$2.34	21d	13	0.96mi
807 Cherokee Ave Unit A Valdosta, GA	2.0	2.5	1200	$2,000	$1.67	43d	1	1.02mi
1612 Garland Pl Valdosta, GA	3.0	2.0	1268	$1,295	$1.02	43d	1	1.04mi
2437 University Dr Valdosta, GA	3.0	1.0	879	$1,175	$1.34	43d	1	1.05mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	43d	1	1.06mi
1018 Cherokee St Valdosta, GA	3.0	1.5	1225	$1,375	$1.12	21d	1	1.09mi
1213 McRee Dr Valdosta, GA	4.0	2.0	1588	$1,895	$1.19	43d	1	1.14mi
6 Meadow Run Cir Unit F Valdosta, GA	2.0	1.0	920	$895	$0.97	43d	1	1.17mi
304 E Cranford Ave Valdosta, GA	2.0	1.0	980	$850	$0.87	43d	1	1.17mi
3 Meadow Run Cir Unit F Valdosta, GA	2.0	1.0	920	$895	$0.97	43d	1	1.23mi
360 Brookfield Rd Valdosta, GA	3.0	2.5	1278	$1,100	$0.86	43d	1	1.24mi
420 Connell Rd Valdosta, GA	1.0–3.0	1.0–2.0	1051	$1,375	$1.31	21d	8	1.25mi
1308 W Alden Ave Valdosta, GA	3.0	1.5	1204	$1,050	$0.87	43d	1	1.26mi
1400 Baytree Dr Valdosta, GA	2.0–4.0	2.0–4.0	1277	$614	$0.48	43d	1	1.27mi
411 Northside Dr Unit G5 Valdosta, GA	2.0	1.5	950	$795	$0.84	43d	1	1.27mi
411 Northside Dr Valdosta, GA	2.0	2.0	950	$795	$0.84	43d	1	1.27mi
2 Westbrook Cir Apt B Valdosta, GA	3.0	2.0	1469	$1,350	$0.92	43d	1	1.28mi
2305 Bemiss Rd Unit T16 Valdosta, GA	2.0	1.5	896	$850	$0.95	43d	1	1.32mi
2205 Bemiss Rd Valdosta, GA	2.0	1.0	880	$1,095	$1.24	43d	3	1.33mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	43d	1	1.33mi
1307 Baytree Dr Apt E Valdosta, GA	3.0	2.0	1756	$1,250	$0.71	43d	1	1.33mi
1307 Melody Ln Valdosta, GA	2.0	1.0	1025	$1,050	$1.02	21d	1	1.34mi
334 Sawgrass Dr Valdosta, GA	3.0	2.0	1150	$1,595	$1.39	21d	1	1.34mi
422 Connell Rd Valdosta, GA	2.0	3.0	1125	$1,050	$0.93	21d	1	1.34mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,600	$1.33	21d	3	1.37mi
439 Heritage Pl Valdosta, GA	2.0	1.0	983	$1,025	$1.04	21d	1	1.39mi
2092 S Sherwood Dr Valdosta, GA	2.0	2.0	1156	$1,350	$1.17	21d	1	1.39mi
707 Baytree Dr Apt 1 Valdosta, GA	3.0	3.0	1222	$675	$0.55	43d	1	1.39mi
2092 S Sherwood Dr Valdosta, GA	2.0	2.0	1156	$1,238	$1.07	43d	2	1.43mi
713 Lakeland Ave Valdosta, GA	2.0	1.0	1047	$895	$0.85	43d	1	1.46mi
1455 Green St Unit A Valdosta, GA	2.0	1.5	1048	$900	$0.86	21d	1	1.46mi
1314 Hastings Dr Unit C4 Valdosta, GA	2.0	2.5	1200	$1,095	$0.91	43d	1	1.47mi

Listing history 24 events

1. 2026-06-19
   days on market $131,750 Active 84 DOM
2. 2026-06-18
   days on market $131,750 Active 83 DOM
3. 2026-06-17
   days on market $131,750 Active 82 DOM
4. 2026-06-16
   days on market $131,750 Active 81 DOM
5. 2026-06-15
   price $131,750 Active 80 DOM
6. 2026-06-15
   days on market $146,750 Active 80 DOM
7. 2026-06-14
   days on market $146,750 Active 78 DOM
8. 2026-06-13
   days on market $146,750 Active 77 DOM
9. 2026-06-10
   days on market $146,750 Active 75 DOM
10. 2026-06-09
    days on market $146,750 Active 74 DOM
11. 2026-06-08
    days on market $146,750 Active 73 DOM
12. 2026-06-07
    days on market $146,750 Active 72 DOM
13. 2026-06-05
    days on market $146,750 Active 69 DOM
14. 2026-06-03
    days on market $146,750 Active 68 DOM
15. 2026-06-02
    days on market $146,750 Active 67 DOM
16. 2026-06-01
    days on market $146,750 Active 66 DOM
17. 2026-05-31
    days on market $146,750 Active 65 DOM
18. 2026-05-30
    days on market $146,750 Active 64 DOM
19. 2026-04-29
    price $146,750 444-char remark

    Show marketing remark (444 chars)

    This is a great opportunity for a rental property investment or first-time homebuyer to purchase a home at a great price point in a very central location! 3 bedrooms and 1 updated bathroom. The kitchen was partially updated but not finished. Fenced backyard and nice screened back porch. 2-car carport with utility/storage room. The living room is very spacious and has a lot of windows and natural light! Cash or conventional financing only.

20. 2026-03-27
    listed $156,750 Active 444-char remark

    Show marketing remark (444 chars)

    This is a great opportunity for a rental property investment or first-time homebuyer to purchase a home at a great price point in a very central location! 3 bedrooms and 1 updated bathroom. The kitchen was partially updated but not finished. Fenced backyard and nice screened back porch. 2-car carport with utility/storage room. The living room is very spacious and has a lot of windows and natural light! Cash or conventional financing only.

21. 2021-04-07
    soldstatus $138,000
22. 2021-04-05
    soldstatus $138,000
23. 2020-11-09
    listed $138,000
24. 1983-03-25
    soldstatus $27,000

ⓘ 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: $1,502 · $125/mo
• Projected year-2 tax: $1,502 · $125/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 16 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: $16,895
• − Mortgage interest: −$7,380
• − Property taxes: −$1,502
• − Insurance: −$659
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$3,833
• Taxable income: $818
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $2,699/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

+443.5% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $146,750 SGMLS
• 2026-03-27 Listed $156,750 SGMLS
• 2021-04-07 Sold (Public Records) $138,000 Public Records
• 2021-04-05 Sold (MLS) $138,000 SGMLS
• 2020-11-09 Listed $138,000 SGMLS
• 1983-03-25 Sold (Public Records) $27,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,502 · +11.9% YoY. Source: county tax records.