902 N Toombs St #2 · Valdosta, GA 31601

$129,900

4 bd · 2.0 ba · 1,870 sqft · Condo · 17 Days on market

Fair condition

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Rent growth +4.6/5.0
• Livability +3.0/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Two Units under one roof with each unit consisting of two bedrooms, living room, kitchen, and bath. Each unit has their own outdoor space with individual parking. There are 4 units, 2 homes, all brick, all available. Each home measures 1872 SF heated and cooled or 935 SF per unit. 902 and 904 N. Toombs is listed at $129,900.00 and 200 W. Gordon and 900 N. Toombs is listed at $129,900.00. Together they can be purchased at the list price of $259,800.00, or individually at $129,900.00. All four units have had the same tenants in place for years. They are all month to month giving the new investor the option of his choice. This location is prime in that it is walking distance to VSU, and dire

Key facts

• Short term rentals
• Individual parking
• Outdoor space

Tags

• OUTDOOR SPACE
• INDIVIDUAL PARKING
• WALKING DISTANCE TO VSU
• SHORT TERM RENTALS

Property features AI

Finance

• Financial info: Annual tax listed

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex (residential income); Single-story
• Construction: Brick veneer construction
• Exterior features: Lot in R6 zoning

Interior

• Interior features: Refrigerator included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1,489/mo this rent would consume 49% 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 $898 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $127,951 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.13×
• Total profit: $4,577
• Equity at exit: $19,369

10-year hold

• IRR: 17.0%
• Equity multiple: 2.72×
• Total profit: $62,725
• Equity at exit: $11,231

Cash invested: $36,372 (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 31601

• Home prices YoY: -31.2%
• Rents YoY: 8.3%
• Active inventory: 198
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $278

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 76%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 Slater St Valdosta, GA	3.0	2.0	2079	$1,500	$0.72	44d	1	0.32mi
504 E Adair St Valdosta, GA	4.0	2.5	2383	$1,350	$0.57	44d	1	0.61mi
1307 Baytree Dr Apt E Valdosta, GA	3.0	2.0	1756	$1,250	$0.71	44d	1	0.89mi
1400 Baytree Dr Valdosta, GA	2.0–4.0	2.0–4.0	1277	$680	$0.53	44d	1	0.99mi
1612 Garland Pl Valdosta, GA	3.0	2.0	1268	$1,295	$1.02	44d	1	1.06mi
1903 Azalea Dr Valdosta, GA	3.0	2.0	2128	$2,500	$1.17	44d	1	1.19mi
210 W Cranford Ave Valdosta, GA	3.0	3.0	2000	$1,650	$0.82	21d	1	1.20mi
210 W Cranford Ave Valdosta, GA	3.0	3.0	2000	$1,650	$0.82	44d	1	1.20mi
1018 Cherokee St Valdosta, GA	3.0	1.5	1225	$1,375	$1.12	21d	1	1.21mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,260	$1.42	44d	54	1.31mi
1505 Lankford Dr Valdosta, GA	2.0–3.0	2.0–3.0	1166	$1,320	$1.13	21d	1	1.37mi
908 E Park Ave Valdosta, GA	3.0	2.0	1612	$1,650	$1.02	21d	1	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-30
   statusdays on market $129,900 Pending 17 DOM
2. 2026-05-13
   listed $129,900 Active 892-char remark

ⓘ 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: $17,866
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$3,779
• Taxable income: $1,354
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $3,017/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 · 4 photos

Fair 45/100 Moderate rehab

The property requires moderate repairs and maintenance to improve its curb appeal and interior condition, which can significantly increase its resale and rental value.

Repairs flagged

• Moderate Exterior siding — Weathered and slightly stained
• Moderate Landscaping — Overgrown and needs trimming

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and can be done inexpensively.
• Both Trim and maintain landscaping — Improves curb appeal and can be done inexpensively.
• Both Paint interior walls and trim — Enhances interior appearance and can be done inexpensively.
• Both Replace worn exterior siding — Improves curb appeal and can be done in phases.
• Both Replace HVAC system — Improves comfort and energy efficiency, attracting more tenants or buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and slightly stained	Moderate	$3,000–15,000
Landscaping · Overgrown and needs trimming	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and can be done inexpensively. ↑
• Both Trim and maintain landscaping — Improves curb appeal and can be done inexpensively. ↑
• Both Paint interior walls and trim — Enhances interior appearance and can be done inexpensively. ↑
• Both Replace worn exterior siding — Improves curb appeal and can be done in phases. ↑
• Both Replace HVAC system — Improves comfort and energy efficiency, attracting more tenants or 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

2 events — show timeline

• 2026-05-30 Pending — SGMLS
• 2026-05-13 Listed $129,900 SGMLS