209 W Park Ave · Valdosta, GA 31602

$199,000

3 bd · 2.0 ba · 1,883 sqft · SingleFamily public records · 100 Days on market

Built 1981 0.40 ac lot $106/sqft · at area comps Est $192k · at est.

---

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 +15.8/30.0
• ARV discount +5.8/15.0
• DSCR +4.9/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover timeless charm and modern comfort in this beautifully preserved 3 bedroom, 2 bath home in the heart of Valdosta. Offering over 1,800 square feet of living space, this property blends classic character with thoughtful updates throughout. The spacious master suite has been tastefully updated and features an impressive four closets, providing abundant storage rarely found in homes of this era. The home also features a cute blue tile midcentury style bathroom that adds a touch of vintage character. Rich hardwood floors run throughout much of the home, adding warmth and elegance. The beautifully updated kitchen is both stylish and functional, featuring stone countertops and stainless steel appliances ideal for everyday living and entertaining. Situated on a generous 0.4 acre lot in the middle of the city, the property also includes a storm shelter and workshop space beneath the home, offering excellent storage, workspace, and added peace of mind. This property offers space, character, and location all in one remarkable home.

Key facts

• Workshop space
• Stone countertops
• Storm shelter

Tags

• FOUR CLOSETS
• HARDWOOD FLOORS
• STONE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• STORM SHELTER
• WORKSHOP SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (16.9% below list).
• Recommended offer: $165k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 25 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $6k 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 100 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $199k implies a 52% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,356 (16.9% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 17% 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. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

• ARV (median comp): $191,758
• List price: $199,000
• Delta: 3.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2208 N Oak St	0.10mi	3/2.5	1,738 (-8%)	4mo	$315,900	$182	77
306 W Park Ave	0.11mi	3/2.0	1,761 (-6%)	10mo	$210,146	$119	76
2204 N Toombs St	0.09mi	4/2.0 (+1)	2,024 (+8%)	7mo	$266,000	$131	73
1909 Azalea Dr	0.40mi	3/2.0	1,796 (-5%)	1mo	$290,000	$161	73
303 W Park Ave	0.09mi	3/2.0	1,640 (-13%)	4mo	$180,000	$110	71
2204 N Oak St	0.07mi	3/2.5	1,701 (-10%)	9mo	$309,900	$182	71
2204 N Oak St	0.08mi	3/2.5	1,701 (-10%)	9mo	$309,900	$182	70
506 Gornto Rd	0.38mi	3/2.0	1,710 (-9%)	1mo	$170,000	$99	66
409 Georgetown Cir	0.72mi	3/3.0	1,872 (-1%)	3mo	$272,000	$145	59
2112 Azalea Dr	0.50mi	3/2.0	1,736 (-8%)	8mo	$229,000	$132	57
1601 Beauford Pl	0.60mi	3/2.0	1,680 (-11%)	0mo	$189,900	$113	54
814 W Alden Ave	0.68mi	3/2.0	1,756 (-7%)	8mo	$234,000	$133	50

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-24,600
• Equity at exit: $29,672

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-5,933
• Equity at exit: $17,206

Cash invested: $55,720 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$90 /mo · $1,081/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $90

Break-even live

Break-even rent $1,540

Max offer price $199,000

Occupancy floor 90%

Sensitivity live

Price	-10% $202	-5% $146	+0% $90	+5% $33	+10% $-23
Rent	-10% $-41	-5% $24	+0% $90	+5% $155	+10% $220
Rate	-1.0pp $190	-0.5pp $140	base $90	+0.5pp $38	+1.0pp $-14

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 W Cranford Ave Valdosta, GA	3.0	3.0	2000	$1,650	$0.82	44d	1	0.04mi
210 W Cranford Ave Valdosta, GA	3.0	3.0	2000	$1,650	$0.82	22d	1	0.04mi
1903 Azalea Dr Valdosta, GA	3.0	2.0	2128	$2,500	$1.17	44d	1	0.38mi
2515 Churchill Dr Valdosta, GA	4.0	2.0	2140	$1,550	$0.72	44d	1	0.46mi
1612 Garland Pl Valdosta, GA	3.0	2.0	1268	$1,295	$1.02	44d	1	0.61mi
702 Pineridge Dr Valdosta, GA	3.0	2.0	1736	$1,650	$0.95	44d	1	0.65mi
2502 Berkley Dr Valdosta, GA	3.0	2.0	1484	$1,650	$1.11	22d	1	0.74mi
2878 Fawnwood Cir Valdosta, GA	3.0	2.0	1400	$3,000	$2.14	44d	1	0.76mi
2208 White Oak Dr Valdosta, GA	3.0	2.5	2194	$1,975	$0.90	44d	1	0.76mi
1018 Cherokee St Valdosta, GA	3.0	1.5	1225	$1,375	$1.12	22d	1	0.81mi
1400 Baytree Dr Valdosta, GA	2.0–4.0	2.0–4.0	1277	$614	$0.48	44d	1	0.85mi
1307 Baytree Dr Apt E Valdosta, GA	3.0	2.0	1756	$1,250	$0.71	44d	1	0.86mi
312 Eager Rd Valdosta, GA	3.0	3.0	1959	$1,895	$0.97	44d	1	0.94mi
1109 Slater St Valdosta, GA	3.0	2.0	2079	$1,500	$0.72	44d	1	1.02mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,600	$1.33	22d	3	1.06mi
908 E Park Ave Valdosta, GA	3.0	2.0	1612	$1,650	$1.02	22d	1	1.11mi
1213 McRee Dr Valdosta, GA	4.0	2.0	1588	$1,895	$1.19	44d	1	1.12mi
302 Hartsfield Ln Valdosta, GA	3.0	2.0	1975	$1,775	$0.90	44d	1	1.17mi
1202 Kimberly Dr Valdosta, GA	3.0	2.5	1989	$1,600	$0.80	44d	1	1.21mi
407 Northfield Rd Valdosta, GA	3.0	2.0	1505	$1,395	$0.93	22d	1	1.25mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,260	$1.42	44d	54	1.26mi
1109 Timber Line Dr Valdosta, GA	3.0	2.0	1436	$1,300	$0.91	44d	1	1.29mi
420 Connell Rd Valdosta, GA	1.0–3.0	1.0–2.0	1051	$1,375	$1.31	22d	8	1.35mi
2 Westbrook Cir Apt B Valdosta, GA	3.0	2.0	1469	$1,350	$0.92	44d	1	1.47mi
360 Brookfield Rd Valdosta, GA	3.0	2.5	1278	$1,100	$0.86	44d	1	1.49mi

Listing history 23 events

1. 2026-06-19
   days on market $199,000 Active 100 DOM
2. 2026-06-18
   days on market $199,000 Active 99 DOM
3. 2026-06-17
   days on market $199,000 Active 98 DOM
4. 2026-06-17
   price $199,000 Active 97 DOM
5. 2026-06-16
   days on market $205,000 Active 97 DOM
6. 2026-06-15
   days on market $205,000 Active 96 DOM
7. 2026-06-14
   days on market $205,000 Active 94 DOM
8. 2026-06-13
   days on market $205,000 Active 93 DOM
9. 2026-06-10
   days on market $205,000 Active 91 DOM
10. 2026-06-09
    days on market $205,000 Active 90 DOM
11. 2026-06-08
    days on market $205,000 Active 89 DOM
12. 2026-06-07
    days on market $205,000 Active 88 DOM
13. 2026-06-05
    days on market $205,000 Active 85 DOM
14. 2026-06-03
    days on market $205,000 Active 84 DOM
15. 2026-06-02
    days on market $205,000 Active 83 DOM
16. 2026-06-01
    days on market $205,000 Active 82 DOM
17. 2026-05-31
    days on market $205,000 Active 81 DOM
18. 2026-05-30
    days on market $205,000 Active 80 DOM
19. 2026-04-08
    price $205,000 1044-char remark

    Show marketing remark (1044 chars)

    Discover timeless charm and modern comfort in this beautifully preserved 3 bedroom, 2 bath home in the heart of Valdosta. Offering over 1,800 square feet of living space, this property blends classic character with thoughtful updates throughout. The spacious master suite has been tastefully updated and features an impressive four closets, providing abundant storage rarely found in homes of this era. The home also features a cute blue tile midcentury style bathroom that adds a touch of vintage character. Rich hardwood floors run throughout much of the home, adding warmth and elegance. The beautifully updated kitchen is both stylish and functional, featuring stone countertops and stainless steel appliances ideal for everyday living and entertaining. Situated on a generous 0.4 acre lot in the middle of the city, the property also includes a storm shelter and workshop space beneath the home, offering excellent storage, workspace, and added peace of mind. This property offers space, character, and location all in one remarkable home.

20. 2026-03-11
    listed $215,000 Active 1044-char remark

    Show marketing remark (1044 chars)

    Discover timeless charm and modern comfort in this beautifully preserved 3 bedroom, 2 bath home in the heart of Valdosta. Offering over 1,800 square feet of living space, this property blends classic character with thoughtful updates throughout. The spacious master suite has been tastefully updated and features an impressive four closets, providing abundant storage rarely found in homes of this era. The home also features a cute blue tile midcentury style bathroom that adds a touch of vintage character. Rich hardwood floors run throughout much of the home, adding warmth and elegance. The beautifully updated kitchen is both stylish and functional, featuring stone countertops and stainless steel appliances ideal for everyday living and entertaining. Situated on a generous 0.4 acre lot in the middle of the city, the property also includes a storm shelter and workshop space beneath the home, offering excellent storage, workspace, and added peace of mind. This property offers space, character, and location all in one remarkable home.

21. 2025-10-30
    soldstatus $130,500 Sold 553-char remark

    Show marketing remark (553 chars)

    Potential-packed ranch house on .40 acre lot that features a large backyard with storm shelter, single car garage w/utility shed, and charming front porch. Step inside to beautiful, original hardwood floors, living room w/fireplace, formal dining area, separate kitchen w/access to the carport, spacious sunroom, split-planned master suite w/full bathroom, and 2 more beautiful bedrooms w/a shared hall bathroom. Enjoy WALKING access to some pretty terrific things downtown - VSU, SGMC Health, and tons of everyday amenities. EQUAL HOUSING OPPORTUNITY.

22. 2025-10-03
    status Under Contract 553-char remark

    Show marketing remark (553 chars)

    Potential-packed ranch house on .40 acre lot that features a large backyard with storm shelter, single car garage w/utility shed, and charming front porch. Step inside to beautiful, original hardwood floors, living room w/fireplace, formal dining area, separate kitchen w/access to the carport, spacious sunroom, split-planned master suite w/full bathroom, and 2 more beautiful bedrooms w/a shared hall bathroom. Enjoy WALKING access to some pretty terrific things downtown - VSU, SGMC Health, and tons of everyday amenities. EQUAL HOUSING OPPORTUNITY.

23. 2025-09-16
    listed $125,000 New 553-char remark

    Show marketing remark (553 chars)

    Potential-packed ranch house on .40 acre lot that features a large backyard with storm shelter, single car garage w/utility shed, and charming front porch. Step inside to beautiful, original hardwood floors, living room w/fireplace, formal dining area, separate kitchen w/access to the carport, spacious sunroom, split-planned master suite w/full bathroom, and 2 more beautiful bedrooms w/a shared hall bathroom. Enjoy WALKING access to some pretty terrific things downtown - VSU, SGMC Health, and tons of everyday amenities. EQUAL HOUSING OPPORTUNITY.

ⓘ 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: $1,081 · $90/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$750/yr (+$63/mo · 69.4%)

ⓘ 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 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 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,843
• − Mortgage interest: −$11,147
• − Property taxes: −$1,081
• − Insurance: −$995
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$5,789
• Taxable loss: −$2,344
• Est. tax savings @ 24.0%: +$563
• After-tax cash flow: $1,640/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

+64.0% since first listed

5 events — show timeline

• 2026-04-08 Price Changed $205,000 SGMLS
• 2026-03-11 Listed $215,000 SGMLS
• 2025-10-30 Sold (MLS) $130,500 GAMLS
• 2025-10-03 Pending — GAMLS
• 2025-09-16 Listed $125,000 GAMLS

Property tax history

+2.4%/yr

Latest (2025): $1,081 · +2.8% YoY. Source: county tax records.