424 Seymour St · Valdosta, GA 31601

$25,000

2 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 149 Days on market

Built 1950 0.31 ac lot $24/sqft · 78% below area

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

Listing remarks MLS

Property has major storm damage multiple trees fell on the home. Being sold as is price based on current condition a major renovation is needed,

Key facts

• 0.31 acre lot
• Built 1950
• Listed 149 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.0% 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; 40 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; lower-income renter base — watch delinquency; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.33% ✓
• Cap rate: 40.05%
• Cash-on-cash: 120.55%
• DSCR: 6.36
• GRM: 1.9

CMA / ARV

• ARV (median comp): $111,223
• List price: $25,000
• Delta: -77.52%
• 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
416 Moody Dr	0.24mi	3/1.0 (+1)	1,025 (0%)	4mo	$65,450	$64	80
2406 Oxford Dr	0.19mi	3/1.0 (+1)	1,000 (-2%)	3mo	$92,750	$93	79
203 Blue Pool Dr	0.55mi	3/2.0 (+1)	1,123 (+10%)	1mo	$145,000	$129	49
725 Pineview Dr	0.53mi	2/1.5	1,089 (+6%)	23mo	$105,000	$96	44
237 Blue Pool Dr	0.52mi	3/2.0 (+1)	1,126 (+10%)	12mo	$143,000	$127	40
806 Wilson Ave	0.71mi	2/1.0	960 (-6%)	20mo	$106,000	$110	39
339 Brookfield Rd	0.55mi	2/2.5	1,139 (+11%)	13mo	$99,900	$88	39
2507 Churchill Dr	0.72mi	2/1.0	1,125 (+10%)	18mo	$121,500	$108	36
263 Blue Pool Dr	0.52mi	3/2.0 (+1)	1,150 (+12%)	20mo	$160,000	$139	30
3013 Kensington Ln	0.65mi	3/2.0 (+1)	1,177 (+15%)	8mo	$144,000	$122	30
2930 Callaway Cir	0.51mi	3/2.0 (+1)	1,175 (+15%)	16mo	$140,000	$119	29
257 Blue Pool Dr	0.52mi	3/2.0 (+1)	1,178 (+15%)	19mo	$147,200	$125	26

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: —
• Equity multiple: 7.64×
• Total profit: $46,454
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 18.74×
• Total profit: $124,148
• Equity at exit: $2,162

Cash invested: $7,000 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,082 high
• Mortgage (P&I): −$131
• Tax from tax record: −$10 /mo · $116/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $703

Break-even live

Break-even rent $191

Max offer price $25,000

Occupancy floor 30%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2437 University Dr Valdosta, GA	3.0	1.0	879	$1,175	$1.34	43d	1	0.15mi
411 Northside Dr Unit G5 Valdosta, GA	2.0	1.5	950	$795	$0.84	43d	1	0.16mi
411 Northside Dr Valdosta, GA	2.0	2.0	950	$795	$0.84	43d	1	0.16mi
2305 Bemiss Rd Unit T16 Valdosta, GA	2.0	1.5	896	$850	$0.95	43d	1	0.24mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,300	$1.08	21d	3	0.34mi
420 Connell Rd Valdosta, GA	1.0–3.0	1.0–2.0	1051	$1,195	$1.14	21d	8	0.37mi
422 Connell Rd Valdosta, GA	2.0	3.0	1125	$1,050	$0.93	21d	1	0.41mi
422 Connell Rd Valdosta, GA	1.0	1.0	890	$1,120	$1.26	43d	1	0.41mi
439 Heritage Pl Valdosta, GA	2.0	1.0	983	$1,025	$1.04	21d	1	0.47mi
100 Garden Dr Valdosta, GA	1.0–3.0	1.0–3.0	885	$1,702	$1.92	21d	13	0.48mi
522 Heritage Pl Valdosta, GA	2.0	1.0	979	$1,050	$1.07	43d	1	0.51mi
2205 Bemiss Rd Valdosta, GA	2.0	1.0	880	$1,095	$1.24	43d	3	0.55mi
141 Blue Pool Dr Valdosta, GA	3.0	2.0	1109	$1,200	$1.08	21d	1	0.55mi
334 Sawgrass Dr Valdosta, GA	3.0	2.0	1150	$1,595	$1.39	21d	1	0.58mi
5 Kensington Cir Valdosta, GA	3.0	2.0	1150	$1,495	$1.30	21d	1	0.61mi
360 Brookfield Rd Valdosta, GA	3.0	2.5	1278	$1,100	$0.86	43d	1	0.62mi
3024 Will Dr Valdosta, GA	3.0	2.0	1200	$1,295	$1.08	43d	1	0.66mi
2808 Walmar Pl Valdosta, GA	2.0	1.0	825	$1,000	$1.21	43d	1	0.70mi
3027 Schroer Dr Valdosta, GA	3.0	2.0	1184	$1,295	$1.09	43d	1	0.71mi
6 Meadow Run Cir Unit F Valdosta, GA	2.0	1.0	920	$895	$0.97	43d	1	0.74mi
3 Meadow Run Cir Unit F Valdosta, GA	2.0	1.0	920	$895	$0.97	43d	1	0.74mi
413 Georgetown Cir Valdosta, GA	2.0	2.0	1178	$1,400	$1.19	43d	1	0.77mi
713 Lakeland Ave Valdosta, GA	2.0	1.0	1047	$895	$0.85	43d	1	0.79mi
1005 Langdale Dr Unit B Valdosta, GA	2.0	1.0	879	$700	$0.80	21d	1	0.80mi
2324 Sterling Pl Valdosta, GA	3.0	1.0	1124	$1,095	$0.97	21d	1	0.84mi
2600 Deborah Dr Valdosta, GA	3.0	1.0	1333	$1,495	$1.12	43d	1	0.85mi
720 E Park Ave Unit 6 Valdosta, GA	2.0	1.0	850	$650	$0.76	21d	1	0.85mi
2878 Fawnwood Cir Valdosta, GA	3.0	2.0	1400	$3,000	$2.14	43d	1	0.86mi
2859 Fawnwood Cir Valdosta, GA	2.0	2.0	1173	$1,400	$1.19	21d	1	0.87mi
304 E Cranford Ave Valdosta, GA	2.0	1.0	980	$850	$0.87	43d	1	0.91mi
1109 Timber Line Dr Valdosta, GA	3.0	2.0	1436	$1,300	$0.91	43d	1	0.94mi
1716 Charlton St Valdosta, GA	2.0	1.0	833	$825	$0.99	43d	1	1.05mi
200 W Cranford Ave Valdosta, GA	2.0	2.0	950	$1,225	$1.29	21d	3	1.06mi
3000 Ginny Dr Valdosta, GA	3.0	2.0	1174	$1,200	$1.02	43d	1	1.09mi
1425 E Park Ave Valdosta, GA	1.0–2.0	1.0–2.0	917	$1,095	$1.19	21d	2	1.16mi
1701 N Troup St Valdosta, GA	2.0	1.0	756	$750	$0.99	21d	1	1.17mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	43d	1	1.18mi
207 E Moore St Unit J Valdosta, GA	1.0	1.0	850	$700	$0.82	43d	1	1.19mi
207 E Moore St Unit L Valdosta, GA	1.0	1.0	850	$700	$0.82	21d	1	1.19mi
1632 Lexington Cir Valdosta, GA	3.0	2.0	1104	$1,395	$1.26	43d	1	1.21mi

Listing history 10 events

1. 2026-06-05
   days on market $25,000 Active 149 DOM
2. 2026-06-03
   days on market $25,000 Active 148 DOM
3. 2026-06-02
   days on market $25,000 Active 147 DOM
4. 2026-06-01
   days on market $25,000 Active 146 DOM
5. 2026-05-31
   days on market $25,000 Active 145 DOM
6. 2026-05-30
   days on market $25,000 Active 144 DOM
7. 2026-01-06
   listed $25,000 Active 144-char remark

   Show marketing remark (144 chars)

   Property has major storm damage multiple trees fell on the home. Being sold as is price based on current condition a major renovation is needed,

8. 1992-04-08
   soldstatus $24,000
9. 1981-07-01
   soldstatus $9,300
10. 1979-09-01
    soldstatus $23,300

ⓘ 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: $116 · $10/mo
• Projected year-2 tax: $230 · $19/mo
• Expected delta: +$114/yr (+$9/mo · 97.6%)

ⓘ 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 1/10 Low
• 🌡 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: $12,978
• − Mortgage interest: −$1,400
• − Property taxes: −$116
• − Insurance: −$125
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$727
• Taxable income: $8,533
• Est. tax owed @ 24.0%: −$2,048
• After-tax cash flow: $6,390/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

+7.3% since first listed

4 events — show timeline

• 2026-01-06 Listed $25,000 TBOR
• 1992-04-08 Sold (Public Records) $24,000 Public Records
• 1981-07-01 Sold (Public Records) $9,300 Public Records
• 1979-09-01 Sold (Public Records) $23,300 Public Records

Property tax history

-6.5%/yr

Latest (2025): $116 · +4.3% YoY. Source: county tax records.