2307 Dukes Ave · Valdosta, GA 31602

$65,000

3 bd · 1.0 ba · 1,157 sqft · SingleFamily public records · 1 Days on market

Built 1957 0.28 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Sold As Is - Investor Special

Key facts

• 0.28 acre lot
• Built 1957

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding construction
• Exterior features: Irregular lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Includes refrigerator, washer, and dryer
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 16.7% 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); 279 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $56k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $65,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.94% ✓
• Cap rate: 16.72%
• Cash-on-cash: 37.24%
• DSCR: 2.66
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $149,253
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Pine Cone Cir	0.22mi	3/2.0	1,184 (+2%)	3mo	$164,000	$139	79
2323 Frederick Pl	0.44mi	3/2.0	1,128 (-2%)	6mo	$145,000	$129	66
950 Lakeside Dr	0.37mi	3/2.0	1,214 (+5%)	5mo	$160,000	$132	66
416 Moody Dr	0.32mi	3/1.0	1,025 (-11%)	4mo	$65,450	$64	63
2 Garey Cir	0.66mi	3/2.0	1,160 (+0%)	3mo	$78,500	$68	62
2406 Oxford Dr	0.30mi	3/1.0	1,000 (-14%)	3mo	$92,750	$93	61
1405 Leon Ave	0.69mi	3/2.0	1,162 (+0%)	4mo	$150,000	$129	60
203 Blue Pool Dr	0.66mi	3/2.0	1,123 (-3%)	1mo	$145,000	$129	59
2518 Deborah Dr	0.61mi	3/2.0	1,206 (+4%)	1mo	$166,900	$138	59
1400 Leone Ave	0.65mi	3/1.0	1,034 (-11%)	1mo	$35,000	$34	51
2314 Sterling Pl	0.57mi	3/1.0	1,012 (-12%)	4mo	$115,000	$114	49
1 Pomona Cir	0.69mi	3/2.0	1,298 (+12%)	6mo	$168,000	$129	39

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: 34.5%
• Equity multiple: 2.48×
• Total profit: $26,971
• Equity at exit: $9,692

10-year hold

• IRR: 41.9%
• Equity multiple: 5.19×
• Total profit: $76,241
• Equity at exit: $5,620

Cash invested: $18,200 (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: 279
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,258 high
• Mortgage (P&I): −$341
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $565

Break-even live

Break-even rent $543

Max offer price $65,000

Occupancy floor 50%

Sensitivity live

Price	-10% $602	-5% $583	+0% $565	+5% $546	+10% $528
Rent	-10% $465	-5% $515	+0% $565	+5% $614	+10% $664
Rate	-1.0pp $598	-0.5pp $581	base $565	+0.5pp $548	+1.0pp $531

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2305 Bemiss Rd Unit T16 Valdosta, GA	2.0	1.5	896	$850	$0.95	45d	1	0.12mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,600	$1.33	22d	3	0.12mi
411 Northside Dr Valdosta, GA	2.0	2.0	950	$795	$0.84	45d	1	0.39mi
411 Northside Dr Unit G5 Valdosta, GA	2.0	1.5	950	$795	$0.84	45d	1	0.39mi
2205 Bemiss Rd Valdosta, GA	2.0	1.0	880	$1,095	$1.24	45d	3	0.39mi
2437 University Dr Valdosta, GA	3.0	1.0	879	$1,175	$1.34	45d	1	0.41mi
2324 Sterling Pl Valdosta, GA	3.0	1.0	1124	$1,095	$0.97	22d	1	0.52mi
1005 Langdale Dr Unit B Valdosta, GA	2.0	1.0	879	$700	$0.80	22d	1	0.52mi
713 Lakeland Ave Valdosta, GA	2.0	1.0	1047	$895	$0.85	45d	1	0.61mi
2600 Deborah Dr Valdosta, GA	3.0	1.0	1333	$1,495	$1.12	45d	1	0.61mi
420 Connell Rd Valdosta, GA	1.0–3.0	1.0–2.0	1051	$1,375	$1.31	22d	8	0.63mi
422 Connell Rd Valdosta, GA	2.0	3.0	1125	$1,050	$0.93	22d	1	0.63mi
1109 Timber Line Dr Valdosta, GA	3.0	2.0	1436	$1,300	$0.91	45d	1	0.64mi
141 Blue Pool Dr Valdosta, GA	3.0	2.0	1109	$1,200	$1.08	22d	1	0.64mi
720 E Park Ave Unit 6 Valdosta, GA	2.0	1.0	850	$650	$0.76	22d	1	0.66mi
5 Kensington Cir Valdosta, GA	3.0	2.0	1150	$1,495	$1.30	22d	1	0.66mi
522 Heritage Pl Valdosta, GA	2.0	1.0	979	$1,050	$1.07	45d	1	0.67mi
439 Heritage Pl Valdosta, GA	2.0	1.0	983	$1,025	$1.04	22d	1	0.68mi
100 Garden Dr Valdosta, GA	1.0–3.0	1.0–3.0	885	$2,075	$2.34	22d	13	0.80mi
334 Sawgrass Dr Valdosta, GA	3.0	2.0	1150	$1,595	$1.39	22d	1	0.83mi
3024 Will Dr Valdosta, GA	3.0	2.0	1200	$1,295	$1.08	45d	1	0.85mi
304 E Cranford Ave Valdosta, GA	2.0	1.0	980	$850	$0.87	45d	1	0.86mi
1425 E Park Ave Valdosta, GA	1.0–2.0	1.0–2.0	917	$1,095	$1.19	22d	2	0.87mi
1716 Charlton St Valdosta, GA	2.0	1.0	833	$825	$0.99	45d	1	0.87mi
1632 Lexington Cir Valdosta, GA	3.0	2.0	1104	$1,395	$1.26	45d	1	0.89mi
3027 Schroer Dr Valdosta, GA	3.0	2.0	1184	$1,295	$1.09	45d	1	0.89mi
360 Brookfield Rd Valdosta, GA	3.0	2.5	1278	$1,100	$0.86	45d	1	0.90mi
1717 Largo Cir Valdosta, GA	3.0	2.0	1206	$1,495	$1.24	45d	1	0.94mi
2709 Pineview Dr Unit A Valdosta, GA	2.0	2.5	1000	$995	$0.99	45d	1	0.97mi
1701 N Troup St Valdosta, GA	2.0	1.0	756	$750	$0.99	22d	1	0.97mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,260	$1.42	45d	54	0.98mi
4 Lakeland Ct Valdosta, GA	4.0	2.0	1350	$1,250	$0.93	22d	1	0.99mi
3000 Ginny Dr Valdosta, GA	3.0	2.0	1174	$1,200	$1.02	45d	1	0.99mi
2808 Walmar Pl Valdosta, GA	2.0	1.0	825	$1,000	$1.21	45d	1	1.01mi
3 Meadow Run Cir Unit F Valdosta, GA	2.0	1.0	920	$895	$0.97	45d	1	1.03mi
6 Meadow Run Cir Unit F Valdosta, GA	2.0	1.0	920	$895	$0.97	45d	1	1.04mi
413 Georgetown Cir Valdosta, GA	2.0	2.0	1178	$1,400	$1.19	45d	1	1.05mi
2314 Pineview Dr Apt A Valdosta, GA	2.0	1.0	940	$900	$0.96	45d	1	1.08mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	22d	1	1.09mi
1730 Forsyth Pl Unit B Valdosta, GA	3.0	3.0	1280	$1,395	$1.09	45d	1	1.12mi

Listing history 3 events

1. 2026-06-01
   status $65,000 Pending 1 DOM
2. 2026-05-31
   remarks 29-char remark
3. 2026-05-31
   listed $65,000 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: $734 · $61/mo
• Projected year-2 tax: $734 · $61/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 3/10 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: $15,098
• − Mortgage interest: −$3,641
• − Property taxes: −$734
• − Insurance: −$325
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$1,891
• Taxable income: $6,091
• Est. tax owed @ 24.0%: −$1,462
• After-tax cash flow: $5,316/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

+271.4% since first listed

5 events — show timeline

• 2026-05-31 Listed $65,000 SGMLS
• 1996-10-31 Sold (Public Records) $56,500 Public Records
• 1992-01-06 Sold (Public Records) $30,600 Public Records
• 1984-06-07 Sold (Public Records) $41,800 Public Records
• 1976-03-05 Sold (Public Records) $17,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $734 · +2.8% YoY. Source: county tax records.