5885 Val Del Rd · Hahira, GA 31632

$449,900

4 bd · 2.0 ba · 2,308 sqft · SingleFamily public records · 149 Days on market

Built 1986 8.17 ac lot $195/sqft · 8% below area Est $517k · 13% under

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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).

• ARV discount +13.4/15.0
• Appreciation +10.0/10.0
• Cash flow +5.3/30.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This move-in ready home in Hahira is nestled on 8.17 acres of scenic tranquility! This updated residence offers 2444 square feet of comfortable living space, featuring 4 spacious bedrooms and 3 modern bathrooms. The inviting interior boasts stylish LVP flooring throughout the main areas, plush carpeting in the bedrooms for added comfort, and sleek tile in the bathrooms. Cozy up next to the charming brick fireplace, perfect for relaxing evenings. Convenience is key with a spacious 2-car garage. Outside, discover a 40x48 barn complete with stables-ideal for your equestrian hobbies, small-scale farming, or storage needs. This property has it all!

Key facts

• Brick fireplace
• 8.17 acres
• 40x48 barn

Tags

• 8.17 ACRES
• 40X48 BARN
• BRICK FIREPLACE
• LVP FLOORING
• PLUSH CARPETING
• TILE BATHROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (39.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (51.4% below list).
• Recommended offer: $219k (51.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#161 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, health & safety D.
• Lowndes County (rural): math 59% / reading 52% proficiency, ranked #8 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hahira Elementary School (math 72% / reading 55%, grade B, #99 of 1,228 statewide, top 8%, 807 students, 40% FRL); Hahira Middle School (math 65% / reading 63%, grade B+, #30 of 470 statewide, top 6%, 859 students, 32% FRL); Lowndes High School (math 69% / reading 51%, grade C+, #14 of 424 statewide, top 3%, 3,201 students, 39% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 198 active listings in the ZIP; solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $90k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $265k; list at $450k implies a 70% 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; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,803 (51.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.49% ✗
• Cap rate: 3.62%
• Cash-on-cash: -9.56%
• DSCR: 0.57
• GRM: 17.1

CMA / ARV

• ARV (median comp): $517,490
• List price: $449,900
• Delta: -13.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3021 Mary Powell Way	0.37mi	4/2.5	2,259 (-2%)	1mo	$514,900	$228	76
3060 Mary Powell Way	0.41mi	4/2.0	2,200 (-5%)	3mo	$499,900	$227	70
3025 Mary Powell Way	0.37mi	4/2.5	2,200 (-5%)	3mo	$499,900	$227	70
3068 Mary Powell Way	0.37mi	4/2.5	2,200 (-5%)	5mo	$495,000	$225	69
3039 Mary Powell Way	0.38mi	4/2.5	2,406 (+4%)	9mo	$538,200	$224	66
3076 Mary Powell Way	0.33mi	4/2.5	2,406 (+4%)	14mo	$531,710	$221	64
3084 Mary Powell Way	0.29mi	4/3.5	2,471 (+7%)	14mo	$539,000	$218	57
3029 Mary Powell Way	0.38mi	4/3.0	2,579 (+12%)	5mo	$539,900	$209	55
3012 Mary Powell Way	0.46mi	3/2.5 (-1)	2,542 (+10%)	13mo	$490,000	$193	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.44×
• Total profit: $180,915
• Equity at exit: $405,306

10-year hold

• IRR: 16.5%
• Equity multiple: 5.63×
• Total profit: $582,631
• Equity at exit: $874,057

Cash invested: $125,972 (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 31632

• Home prices YoY: 8.1%
• Active inventory: 198
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $2,188 medium
• Mortgage (P&I): −$2,359
• Tax from tax record: −$185 /mo · $2,223/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-1,004

Break-even live

Break-even rent $3,458

Max offer price $272,627

Occupancy floor —

Sensitivity live

Price	-10% $-749	-5% $-876	+0% $-1,004	+5% $-1,131	+10% $-1,258
Rent	-10% $-1,176	-5% $-1,090	+0% $-1,004	+5% $-917	+10% $-831
Rate	-1.0pp $-777	-0.5pp $-889	base $-1,004	+0.5pp $-1,120	+1.0pp $-1,239

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $449,900 Active 149 DOM
2. 2026-06-19
   days on market $449,900 Active 147 DOM
3. 2026-06-18
   days on market $449,900 Active 146 DOM
4. 2026-06-17
   days on market $449,900 Active 145 DOM
5. 2026-06-16
   days on market $449,900 Active 144 DOM
6. 2026-06-15
   days on market $449,900 Active 143 DOM
7. 2026-06-14
   days on market $449,900 Active 141 DOM
8. 2026-06-13
   statusdays on market $449,900 Active 140 DOM
9. 2026-06-10
   days on market $449,900 Price Change 138 DOM
10. 2026-06-09
    days on market $449,900 Price Change 137 DOM
11. 2026-06-09
    pricestatus $449,900 Price Change 136 DOM
12. 2026-06-08
    days on market $469,900 Active 136 DOM
13. 2026-06-07
    days on market $469,900 Active 135 DOM
14. 2026-06-05
    days on market $469,900 Active 132 DOM
15. 2026-06-03
    days on market $469,900 Active 131 DOM
16. 2026-06-02
    days on market $469,900 Active 130 DOM
17. 2026-06-01
    days on market $469,900 Active 129 DOM
18. 2026-05-31
    days on market $469,900 Active 128 DOM
19. 2026-05-30
    days on market $469,900 Active 127 DOM
20. 2026-05-14
    price $489,900 651-char remark

    Show marketing remark (651 chars)

    This move-in ready home in Hahira is nestled on 8.17 acres of scenic tranquility! This updated residence offers 2444 square feet of comfortable living space, featuring 4 spacious bedrooms and 3 modern bathrooms. The inviting interior boasts stylish LVP flooring throughout the main areas, plush carpeting in the bedrooms for added comfort, and sleek tile in the bathrooms. Cozy up next to the charming brick fireplace, perfect for relaxing evenings. Convenience is key with a spacious 2-car garage. Outside, discover a 40x48 barn complete with stables-ideal for your equestrian hobbies, small-scale farming, or storage needs. This property has it all!

21. 2026-05-14
    price $489,900 651-char remark

    Show marketing remark (651 chars)

    This move-in ready home in Hahira is nestled on 8.17 acres of scenic tranquility! This updated residence offers 2444 square feet of comfortable living space, featuring 4 spacious bedrooms and 3 modern bathrooms. The inviting interior boasts stylish LVP flooring throughout the main areas, plush carpeting in the bedrooms for added comfort, and sleek tile in the bathrooms. Cozy up next to the charming brick fireplace, perfect for relaxing evenings. Convenience is key with a spacious 2-car garage. Outside, discover a 40x48 barn complete with stables-ideal for your equestrian hobbies, small-scale farming, or storage needs. This property has it all!

22. 2026-04-02
    price $499,900 651-char remark

    Show marketing remark (651 chars)

    This move-in ready home in Hahira is nestled on 8.17 acres of scenic tranquility! This updated residence offers 2444 square feet of comfortable living space, featuring 4 spacious bedrooms and 3 modern bathrooms. The inviting interior boasts stylish LVP flooring throughout the main areas, plush carpeting in the bedrooms for added comfort, and sleek tile in the bathrooms. Cozy up next to the charming brick fireplace, perfect for relaxing evenings. Convenience is key with a spacious 2-car garage. Outside, discover a 40x48 barn complete with stables-ideal for your equestrian hobbies, small-scale farming, or storage needs. This property has it all!

23. 2026-04-02
    price $499,900 651-char remark

    Show marketing remark (651 chars)

    This move-in ready home in Hahira is nestled on 8.17 acres of scenic tranquility! This updated residence offers 2444 square feet of comfortable living space, featuring 4 spacious bedrooms and 3 modern bathrooms. The inviting interior boasts stylish LVP flooring throughout the main areas, plush carpeting in the bedrooms for added comfort, and sleek tile in the bathrooms. Cozy up next to the charming brick fireplace, perfect for relaxing evenings. Convenience is key with a spacious 2-car garage. Outside, discover a 40x48 barn complete with stables-ideal for your equestrian hobbies, small-scale farming, or storage needs. This property has it all!

24. 2026-03-24
    price $519,900 651-char remark

    Show marketing remark (651 chars)

    This move-in ready home in Hahira is nestled on 8.17 acres of scenic tranquility! This updated residence offers 2444 square feet of comfortable living space, featuring 4 spacious bedrooms and 3 modern bathrooms. The inviting interior boasts stylish LVP flooring throughout the main areas, plush carpeting in the bedrooms for added comfort, and sleek tile in the bathrooms. Cozy up next to the charming brick fireplace, perfect for relaxing evenings. Convenience is key with a spacious 2-car garage. Outside, discover a 40x48 barn complete with stables-ideal for your equestrian hobbies, small-scale farming, or storage needs. This property has it all!

25. 2026-03-24
    price $519,900 651-char remark

    Show marketing remark (651 chars)

    This move-in ready home in Hahira is nestled on 8.17 acres of scenic tranquility! This updated residence offers 2444 square feet of comfortable living space, featuring 4 spacious bedrooms and 3 modern bathrooms. The inviting interior boasts stylish LVP flooring throughout the main areas, plush carpeting in the bedrooms for added comfort, and sleek tile in the bathrooms. Cozy up next to the charming brick fireplace, perfect for relaxing evenings. Convenience is key with a spacious 2-car garage. Outside, discover a 40x48 barn complete with stables-ideal for your equestrian hobbies, small-scale farming, or storage needs. This property has it all!

26. 2026-02-12
    price $529,900 651-char remark

    Show marketing remark (651 chars)

    This move-in ready home in Hahira is nestled on 8.17 acres of scenic tranquility! This updated residence offers 2444 square feet of comfortable living space, featuring 4 spacious bedrooms and 3 modern bathrooms. The inviting interior boasts stylish LVP flooring throughout the main areas, plush carpeting in the bedrooms for added comfort, and sleek tile in the bathrooms. Cozy up next to the charming brick fireplace, perfect for relaxing evenings. Convenience is key with a spacious 2-car garage. Outside, discover a 40x48 barn complete with stables-ideal for your equestrian hobbies, small-scale farming, or storage needs. This property has it all!

27. 2026-02-10
    price $529,900 651-char remark

    Show marketing remark (651 chars)

    This move-in ready home in Hahira is nestled on 8.17 acres of scenic tranquility! This updated residence offers 2444 square feet of comfortable living space, featuring 4 spacious bedrooms and 3 modern bathrooms. The inviting interior boasts stylish LVP flooring throughout the main areas, plush carpeting in the bedrooms for added comfort, and sleek tile in the bathrooms. Cozy up next to the charming brick fireplace, perfect for relaxing evenings. Convenience is key with a spacious 2-car garage. Outside, discover a 40x48 barn complete with stables-ideal for your equestrian hobbies, small-scale farming, or storage needs. This property has it all!

28. 2026-01-21
    listed $539,900 New 651-char remark

    Show marketing remark (651 chars)

    This move-in ready home in Hahira is nestled on 8.17 acres of scenic tranquility! This updated residence offers 2444 square feet of comfortable living space, featuring 4 spacious bedrooms and 3 modern bathrooms. The inviting interior boasts stylish LVP flooring throughout the main areas, plush carpeting in the bedrooms for added comfort, and sleek tile in the bathrooms. Cozy up next to the charming brick fireplace, perfect for relaxing evenings. Convenience is key with a spacious 2-car garage. Outside, discover a 40x48 barn complete with stables-ideal for your equestrian hobbies, small-scale farming, or storage needs. This property has it all!

29. 2026-01-21
    listed $539,900 Active 651-char remark

    Show marketing remark (651 chars)

    This move-in ready home in Hahira is nestled on 8.17 acres of scenic tranquility! This updated residence offers 2444 square feet of comfortable living space, featuring 4 spacious bedrooms and 3 modern bathrooms. The inviting interior boasts stylish LVP flooring throughout the main areas, plush carpeting in the bedrooms for added comfort, and sleek tile in the bathrooms. Cozy up next to the charming brick fireplace, perfect for relaxing evenings. Convenience is key with a spacious 2-car garage. Outside, discover a 40x48 barn complete with stables-ideal for your equestrian hobbies, small-scale farming, or storage needs. This property has it all!

30. 2025-06-10
    soldstatus $265,000
31. 2013-07-02
    soldstatus $50,000

ⓘ 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: $2,223 · $185/mo
• Projected year-2 tax: $4,139 · $345/mo
• Expected delta: +$1,916/yr (+$160/mo · 86.2%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,256
• − Mortgage interest: −$25,201
• − Property taxes: −$2,223
• − Insurance: −$2,250
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$13,088
• Taxable loss: −$20,707
• Est. tax savings @ 24.0%: +$4,970
• After-tax cash flow: $-7,072/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: Lowndes County
• NCES district ID: 1303390
• Math proficiency: 59% ▼ -1.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $48,221
• Composite: 47.21/100
• National rank: #2317
• State rank: #8 of 174 in GA

Livability — Hahira

• Score: 67/100
• State rank: #161
• US rank: #10280

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lowndes County · 107,801 people
• Metro: Valdosta, GA
• Population (ZIP): 15,942
• Household income: $83,946
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 73.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 19.44%
• Current HPI: 259.01
• Rent YoY: —
• 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

+879.8% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $489,900 SGMLS
• 2026-05-14 Price Changed $489,900 GAMLS
• 2026-04-02 Price Changed $499,900 SGMLS
• 2026-04-02 Price Changed $499,900 GAMLS
• 2026-03-24 Price Changed $519,900 GAMLS
• 2026-03-24 Price Changed $519,900 SGMLS
• 2026-02-12 Price Changed $529,900 GAMLS
• 2026-02-10 Price Changed $529,900 SGMLS
• 2026-01-21 Listed $539,900 SGMLS
• 2026-01-21 Listed $539,900 GAMLS
• 2025-06-10 Sold (Public Records) $265,000 Public Records
• 2013-07-02 Sold (Public Records) $50,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,223 · +6.7% YoY. Source: county tax records.