502 West St · Valdosta, GA 31601

$38,000

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 196 Days on market

Built 1950 8,276 sqft lot $33/sqft · 27% below area Est $52k · 27% under ↓ 25% since listing

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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 +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! This tenant-occupied property offers immediate rental income from day one—perfect for investors seeking a stable, income-producing asset. The current tenant would prefer to stay, providing a seamless transition for new ownership. Discover the potential in this historic home, ready for revitalization and value-add improvements. Property is being sold AS IS.

Key facts

• 8,276 sq ft lot
• Listed 196 days

🏷️ Possibly a rental listed for sale. The $38,000 price doesn't fit this home's estimated sale value (~$51,899) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.4% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $263 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($33k) 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; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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. 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: 2.67% ✓
• Cap rate: 24.40%
• Cash-on-cash: 64.68%
• DSCR: 3.88
• GRM: 3.1

CMA / ARV

• ARV (median comp): $51,899
• List price: $38,000
• Delta: -26.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 Melissa Dr	0.69mi	3/2.0 (+1)	1,161 (+1%)	14mo	$136,000	$117	46
1012 W Gordon St	0.61mi	3/2.0 (+1)	1,118 (-3%)	16mo	$75,000	$67	45
211/217 Eugene	0.41mi	2/2.0	1,059 (-8%)	23mo	$38,000	$36	44
511 &515 W Gordon	0.36mi	2/1.0	1,292 (+12%)	22mo	$69,000	$53	44
1007 Nicholas Dr	0.42mi	3/1.0 (+1)	994 (-13%)	13mo	$75,000	$75	42
1218 Dunwoody Dr	0.64mi	3/1.0 (+1)	1,009 (-12%)	12mo	$71,500	$71	35

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: 69.2%
• Equity multiple: 4.36×
• Total profit: $35,725
• Equity at exit: $5,666

10-year hold

• IRR: 74.7%
• Equity multiple: 10.64×
• Total profit: $102,529
• Equity at exit: $3,286

Cash invested: $10,640 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,015 high
• Mortgage (P&I): −$199
• Tax from tax record: −$13 /mo · $158/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $573

Break-even live

Break-even rent $289

Max offer price $38,000

Occupancy floor 38%

Sensitivity live

Price	-10% $595	-5% $584	+0% $573	+5% $563	+10% $552
Rent	-10% $493	-5% $533	+0% $573	+5% $614	+10% $654
Rate	-1.0pp $593	-0.5pp $583	base $573	+0.5pp $564	+1.0pp $554

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Lilly St Apt B Valdosta, GA	3.0	1.0	872	$895	$1.03	44d	1	0.53mi
200 W Adair St Unit A9 Valdosta, GA	1.0	1.0	900	$895	$0.99	21d	1	0.55mi
1004 N Oak St Valdosta, GA	1.0–2.0	1.0	866	$750	$0.87	21d	3	0.59mi
1029 Johnson St Valdosta, GA	2.0	1.0	986	$900	$0.91	44d	1	0.60mi
1005 N Oak St Valdosta, GA	3.0	1.0	1087	$795	$0.73	44d	1	0.61mi
1010 N Toombs St Valdosta, GA	2.0	1.5	1056	$1,000	$0.95	21d	3	0.65mi
205 E Adair St Unit 4 Valdosta, GA	1.0	1.0	700	$550	$0.79	44d	1	0.79mi
1400 W Magnolia St Valdosta, GA	1.0–2.0	1.0–2.0	1180	$1,600	$1.36	21d	1	0.81mi
707 Baytree Dr Apt 1 Valdosta, GA	3.0	3.0	1222	$675	$0.55	44d	1	0.96mi
1505 Lankford Dr Valdosta, GA	2.0–3.0	2.0–3.0	1166	$1,137	$0.97	21d	1	1.03mi
1400 Baytree Dr Valdosta, GA	2.0–4.0	2.0–4.0	1277	$549	$0.43	44d	1	1.07mi
507 Roberts St Apt B Valdosta, GA	2.0	2.0	1114	$1,200	$1.08	21d	1	1.12mi
1314 Hastings Dr Apt A2 Valdosta, GA	2.0	2.5	1100	$995	$0.90	21d	1	1.12mi
1314 Hastings Dr Unit C4 Valdosta, GA	2.0	2.5	1200	$1,095	$0.91	44d	1	1.12mi
1307 Melody Ln Valdosta, GA	2.0	1.0	1025	$1,050	$1.02	21d	1	1.16mi
1531 Woodard St Apt C3 Valdosta, GA	2.0	2.5	900	$995	$1.11	21d	1	1.17mi
522 Green St Valdosta, GA	2.0	1.0	1020	$900	$0.88	21d	1	1.19mi
1469 Green St Valdosta, GA	2.0	2.5	1139	$1,000	$0.88	21d	1	1.19mi
1537 Woodard St Unit B Valdosta, GA	2.0	1.5	1020	$900	$0.88	21d	1	1.19mi
1455 Green St Unit A Valdosta, GA	2.0	1.5	1048	$900	$0.86	21d	1	1.20mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	44d	1	1.24mi
1612 Garland Pl Valdosta, GA	3.0	2.0	1268	$1,295	$1.02	44d	1	1.26mi
1709 Azalea Dr Apt B Valdosta, GA	2.0	1.0	775	$1,250	$1.61	21d	1	1.26mi
607 Parker Mathis Dr Valdosta, GA	3.0	1.5	1395	$1,495	$1.07	44d	1	1.28mi
807 Cherokee Ave Unit A Valdosta, GA	2.0	2.5	1200	$2,000	$1.67	44d	1	1.28mi
1603 Victory St Valdosta, GA	2.0	2.0	874	$795	$0.91	21d	6	1.30mi
1018 Cherokee St Valdosta, GA	3.0	1.5	1225	$1,375	$1.12	21d	1	1.30mi
1509 Pine St Valdosta, GA	2.0	1.0–1.5	950	$1,140	$1.20	21d	2	1.32mi
1602 Victory St Unit 1602 C Valdosta, GA	2.0	2.0	865	$795	$0.92	21d	1	1.33mi
604 E Brookwood Dr Valdosta, GA	2.0	1.0	720	$995	$1.38	44d	1	1.33mi
1755 Poplar St Unit B Valdosta, GA	2.0	1.0	840	$950	$1.13	21d	1	1.42mi
207 E Moore St Unit L Valdosta, GA	1.0	1.0	850	$700	$0.82	21d	1	1.42mi
207 E Moore St Unit J Valdosta, GA	1.0	1.0	850	$700	$0.82	44d	1	1.42mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	44d	1	1.44mi
805 Harmon Dr Valdosta, GA	2.0–3.0	2.0–3.0	1100	$1,425	$1.30	21d	6	1.49mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	21d	1	1.50mi

Listing history 19 events

1. 2026-06-17
   status $38,000 Pending 196 DOM
2. 2026-06-17
   days on market $38,000 Active 196 DOM
3. 2026-06-16
   days on market $38,000 Active 195 DOM
4. 2026-06-15
   days on market $38,000 Active 194 DOM
5. 2026-06-14
   days on market $38,000 Active 192 DOM
6. 2026-06-13
   days on market $38,000 Active 191 DOM
7. 2026-06-10
   days on market $38,000 Active 189 DOM
8. 2026-06-09
   days on market $38,000 Active 188 DOM
9. 2026-06-08
   days on market $38,000 Active 187 DOM
10. 2026-06-07
    days on market $38,000 Active 186 DOM
11. 2026-06-05
    pricedays on market $38,000 Active 183 DOM
12. 2026-06-03
    days on market $45,000 Active 182 DOM
13. 2026-06-02
    days on market $45,000 Active 181 DOM
14. 2026-06-01
    days on market $45,000 Active 180 DOM
15. 2026-05-31
    days on market $45,000 Active 179 DOM
16. 2026-05-30
    days on market $45,000 Active 178 DOM
17. 2026-03-24
    price $45,000 382-char remark

    Show marketing remark (382 chars)

    Investor Special! This tenant-occupied property offers immediate rental income from day one—perfect for investors seeking a stable, income-producing asset. The current tenant would prefer to stay, providing a seamless transition for new ownership. Discover the potential in this historic home, ready for revitalization and value-add improvements. Property is being sold AS IS.

18. 2026-01-20
    price $55,000 382-char remark

    Show marketing remark (382 chars)

    Investor Special! This tenant-occupied property offers immediate rental income from day one—perfect for investors seeking a stable, income-producing asset. The current tenant would prefer to stay, providing a seamless transition for new ownership. Discover the potential in this historic home, ready for revitalization and value-add improvements. Property is being sold AS IS.

19. 2025-12-01
    listed $60,000 Active 382-char remark

    Show marketing remark (382 chars)

    Investor Special! This tenant-occupied property offers immediate rental income from day one—perfect for investors seeking a stable, income-producing asset. The current tenant would prefer to stay, providing a seamless transition for new ownership. Discover the potential in this historic home, ready for revitalization and value-add improvements. Property is being sold AS IS.

ⓘ 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: $158 · $13/mo
• Projected year-2 tax: $350 · $29/mo
• Expected delta: +$191/yr (+$16/mo · 121.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,179
• − Mortgage interest: −$2,129
• − Property taxes: −$158
• − Insurance: −$190
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$1,105
• Taxable income: $6,648
• Est. tax owed @ 24.0%: −$1,596
• After-tax cash flow: $5,286/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

-25.0% since first listed

3 events — show timeline

• 2026-03-24 Price Changed $45,000 SGMLS
• 2026-01-20 Price Changed $55,000 SGMLS
• 2025-12-01 Listed $60,000 SGMLS

Property tax history

+1.9%/yr

Latest (2025): $158 · +7.2% YoY. Source: county tax records.