1400 Baymeadows Dr Unit A&B · Valdosta, GA 31601

$195,000

6 bd · 4.0 ba · 5,080 sqft · MultiFamily · 95 Days on market

Built 2006 Fair condition 0.27 ac lot $38/sqft · 43% below area Est $342k · 43% under

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Attention Investors!! Great opportunity to expand your portfolio. Duplex offering 2540 square feet. 3 bedrooms, 2 baths. Vinyl in kitchen. Carpet in bedrooms. Stove, blinds, and refrigerator included. Large laundry room. Covered front porch. Convenient location in town. Close to shopping and all Valdosta has to offer. Great rental history. Low maintenance vinyl siding. One of the listing agents is related to the seller.

Key facts

• Covered front porch
• Large laundry room
• Vinyl in kitchen

Tags

• VINYL IN KITCHEN
• LARGE LAUNDRY ROOM
• COVERED FRONT PORCH
• LOW MAINTENANCE VINYL SIDING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $623/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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); 201 active listings in the ZIP; lower-income renter base — watch delinquency; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• At $3,284/mo this rent would consume 109% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $55k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.68% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.40%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (median comp): $342,083
• List price: $195,000
• Delta: -43.00%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.0%
• Equity multiple: 2.19×
• Total profit: $65,213
• Equity at exit: $29,075

10-year hold

• IRR: 37.5%
• Equity multiple: 5.36×
• Total profit: $238,227
• Equity at exit: $16,860

Cash invested: $54,600 (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: 201
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,284 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $1,247

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,382	-5% $1,314	+0% $1,247	+5% $1,179	+10% $1,112
Rent	-10% $987	-5% $1,117	+0% $1,247	+5% $1,376	+10% $1,506
Rate	-1.0pp $1,345	-0.5pp $1,296	base $1,247	+0.5pp $1,196	+1.0pp $1,145

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,284
Total (2 units)			$3,284

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $195,000 Active 95 DOM
2. 2026-06-19
   days on market $195,000 Active 93 DOM
3. 2026-06-18
   days on market $195,000 Active 92 DOM
4. 2026-06-17
   days on market $195,000 Active 91 DOM
5. 2026-06-16
   days on market $195,000 Active 90 DOM
6. 2026-06-15
   days on market $195,000 Active 89 DOM
7. 2026-06-14
   days on market $195,000 Active 87 DOM
8. 2026-06-13
   days on market $195,000 Active 86 DOM
9. 2026-06-10
   days on market $195,000 Active 84 DOM
10. 2026-06-09
    days on market $195,000 Active 83 DOM
11. 2026-06-08
    days on market $195,000 Active 82 DOM
12. 2026-06-07
    days on market $195,000 Active 81 DOM
13. 2026-06-05
    days on market $195,000 Active 78 DOM
14. 2026-06-03
    days on market $195,000 Active 77 DOM
15. 2026-06-02
    days on market $195,000 Active 76 DOM
16. 2026-06-01
    days on market $195,000 Active 75 DOM
17. 2026-05-31
    days on market $195,000 Active 74 DOM
18. 2026-05-30
    days on market $195,000 Active 73 DOM
19. 2026-03-17
    listed $195,000 Active 423-char remark

    Show marketing remark (423 chars)

    Attention Investors!! Great opportunity to expand your portfolio. Duplex offering 2540 square feet. 3 bedrooms, 2 baths. Vinyl in kitchen. Carpet in bedrooms. Stove, blinds, and refrigerator included. Large laundry room. Covered front porch. Convenient location in town. Close to shopping and all Valdosta has to offer. Great rental history. Low maintenance vinyl siding. One of the listing agents is related to the seller.

ⓘ 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 5/10 Major
• 🌡 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: $39,408
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$3,153
• − Management: −$3,153
• − Depreciation: −$5,673
• Taxable income: $12,607
• Est. tax owed @ 24.0%: −$3,026
• After-tax cash flow: $11,935/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 · 1 photo

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations, including exterior siding, roof, and interior walls, to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — Visible signs of wear and potential leaks
• Major interior walls — Painted walls with visible wear

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpeted floors — Improves living space and reduces maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · Visible signs of wear and potential leaks	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpeted floors — Improves living space and reduces maintenance costs ↑

ⓘ 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

1 event — show timeline

• 2026-03-17 Listed $195,000 SGMLS