2505 Deborah Dr · Valdosta, GA 31602

$153,000

4 bd · 2.0 ba · 1,923 sqft · SingleFamily public records · 46 Days on market

Built 1972 0.25 ac lot Est $221k · 31% under

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Why this score? — see what drove the C+ 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.5/10.0
• 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 MLS

Opportunity awaits with this 4-bedroom, 3-bath home in a good location. The property features an open-concept living room, dining, and kitchen area, along with a spacious primary bedroom with an en-suite bath. The home has storm damage to the roof and will require repairs, offering a great chance for investors or buyers looking to renovate and build equity. With the right updates, this property could truly shine.

Key facts

• 0.25 acre lot
• Built 1972
• Listed 46 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $148k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 (+4.2%/yr); 267 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 34% 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 $5k 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 $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $148,410 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.05% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $221,145
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2505 Deborah Dr	0.00mi	4/3.0	1,923 (0%)	1mo	$147,000	$76	95
9 Oconee Pl	0.37mi	4/2.0	1,756 (-9%)	1mo	$233,000	$133	67
2707 Clayton Dr	0.37mi	3/2.0 (-1)	1,706 (-11%)	1mo	$286,500	$168	58
2700 Clayton Dr	0.37mi	3/2.5 (-1)	2,053 (+7%)	8mo	$225,000	$110	58
5 Tallullah Cir	0.37mi	3/2.0 (-1)	2,158 (+12%)	0mo	$230,000	$107	57
2511 Orlando Dr	0.51mi	3/2.0 (-1)	2,060 (+7%)	5mo	$155,000	$75	55
1007 Pineview Dr	0.30mi	3/2.0 (-1)	1,635 (-15%)	1mo	$205,000	$125	55
1507 Leone Ave	0.53mi	5/2.0 (+1)	2,118 (+10%)	0mo	$216,500	$102	53
617 Ledgedale Cir	0.74mi	3/2.0 (-1)	2,031 (+6%)	1mo	$235,000	$116	50
1204 Timber Line Dr	0.63mi	3/2.0 (-1)	1,728 (-10%)	7mo	$198,000	$115	43
900 Pine Cone Cir	0.68mi	3/2.0 (-1)	1,687 (-12%)	3mo	$184,900	$110	41
2032 Bancroft Rd	0.69mi	3/2.0 (-1)	1,694 (-12%)	6mo	$229,000	$135	38

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-813
• Equity at exit: $22,813

10-year hold

• IRR: 10.2%
• Equity multiple: 1.83×
• Total profit: $35,683
• Equity at exit: $13,229

Cash invested: $42,840 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,607 high
• Mortgage (P&I): −$802
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $347

Break-even live

Break-even rent $1,168

Max offer price $153,000

Occupancy floor 73%

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Deborah Dr Valdosta, GA	3.0	1.0	1333	$1,495	$1.12	43d	1	0.14mi
4 Lakeland Ct Valdosta, GA	4.0	2.0	1350	$1,250	$0.93	20d	1	0.61mi
1730 Forsyth Pl Unit B Valdosta, GA	3.0	3.0	1280	$1,395	$1.09	43d	1	0.63mi
1778 Almond Tree Pl Valdosta, GA	3.0	2.5	1336	$1,300	$0.97	43d	1	0.67mi
1109 Timber Line Dr Valdosta, GA	3.0	2.0	1436	$1,300	$0.91	43d	1	0.69mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,600	$1.33	20d	3	0.70mi
2814 Kirkwood Cir Valdosta, GA	4.0	2.0	1392	$1,500	$1.08	20d	1	0.73mi
1616 E Park Ave Valdosta, GA	4.0	3.0	2508	$2,100	$0.84	43d	1	0.79mi
908 E Park Ave Valdosta, GA	3.0	2.0	1612	$1,650	$1.02	20d	1	0.88mi
420 Connell Rd Valdosta, GA	1.0–3.0	1.0–2.0	1051	$1,375	$1.31	20d	8	1.05mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,260	$1.42	43d	54	1.08mi
4125 Sedgwyck Ln Valdosta, GA	3.0	2.0	1234	$1,350	$1.09	43d	1	1.17mi
2047 Meadow Cove Dr Valdosta, GA	4.0	2.0	1892	$2,100	$1.11	43d	1	1.26mi
360 Brookfield Rd Valdosta, GA	3.0	2.5	1278	$1,100	$0.86	43d	1	1.29mi
2515 Churchill Dr Valdosta, GA	4.0	2.0	2140	$1,550	$0.72	43d	1	1.49mi

Listing history 16 events

1. 2026-04-24
   status Pending 416-char remark

   Show marketing remark (416 chars)

   Opportunity awaits with this 4-bedroom, 3-bath home in a good location. The property features an open-concept living room, dining, and kitchen area, along with a spacious primary bedroom with an en-suite bath. The home has storm damage to the roof and will require repairs, offering a great chance for investors or buyers looking to renovate and build equity. With the right updates, this property could truly shine.

2. 2026-04-24
   status Pending

   Show marketing remark (416 chars)

   Opportunity awaits with this 4-bedroom, 3-bath home in a good location. The property features an open-concept living room, dining, and kitchen area, along with a spacious primary bedroom with an en-suite bath. The home has storm damage to the roof and will require repairs, offering a great chance for investors or buyers looking to renovate and build equity. With the right updates, this property could truly shine.

3. 2026-04-13
   price $153,000

   Show marketing remark (416 chars)

   Opportunity awaits with this 4-bedroom, 3-bath home in a good location. The property features an open-concept living room, dining, and kitchen area, along with a spacious primary bedroom with an en-suite bath. The home has storm damage to the roof and will require repairs, offering a great chance for investors or buyers looking to renovate and build equity. With the right updates, this property could truly shine.

4. 2026-04-13
   price $153,000 416-char remark

   Show marketing remark (416 chars)

   Opportunity awaits with this 4-bedroom, 3-bath home in a good location. The property features an open-concept living room, dining, and kitchen area, along with a spacious primary bedroom with an en-suite bath. The home has storm damage to the roof and will require repairs, offering a great chance for investors or buyers looking to renovate and build equity. With the right updates, this property could truly shine.

5. 2026-03-09
   listed $162,700 Active 416-char remark

   Show marketing remark (416 chars)

   Opportunity awaits with this 4-bedroom, 3-bath home in a good location. The property features an open-concept living room, dining, and kitchen area, along with a spacious primary bedroom with an en-suite bath. The home has storm damage to the roof and will require repairs, offering a great chance for investors or buyers looking to renovate and build equity. With the right updates, this property could truly shine.

6. 2026-03-09
   listed $162,700 Active

   Show marketing remark (416 chars)

   Opportunity awaits with this 4-bedroom, 3-bath home in a good location. The property features an open-concept living room, dining, and kitchen area, along with a spacious primary bedroom with an en-suite bath. The home has storm damage to the roof and will require repairs, offering a great chance for investors or buyers looking to renovate and build equity. With the right updates, this property could truly shine.

7. 2022-10-04
   soldstatus $219,500
8. 2022-09-30
   soldstatus $219,500 Closed
9. 2022-08-26
   historical
10. 2022-06-30
    listed $219,500
11. 2021-11-17
    soldstatus $50,000
12. 1999-11-01
    soldstatus $67,900
13. 1989-09-22
    soldstatus $15,900
14. 1977-02-15
    soldstatus $32,500
15. 1972-10-30
    soldstatus $25,200
16. 1972-02-16
    soldstatus $11,000

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $1,408 · $117/mo
• Expected delta: +$732/yr (+$61/mo · 108.3%)

ⓘ 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 9/10 Extreme 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: $19,280
• − Mortgage interest: −$8,570
• − Property taxes: −$676
• − Insurance: −$765
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$4,451
• Taxable income: $1,733
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $3,746/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

+1290.9% since first listed

16 events — show timeline

• 2026-04-24 Pending — MBOR
• 2026-04-24 Pending — SGMLS
• 2026-04-13 Price Changed $153,000 SGMLS
• 2026-04-13 Price Changed $153,000 MBOR
• 2026-03-09 Listed $162,700 MBOR
• 2026-03-09 Listed $162,700 SGMLS
• 2022-10-04 Sold (Public Records) $219,500 Public Records
• 2022-09-30 Sold (MLS) $219,500 SGMLS
• 2022-08-26 Delisted — SGMLS
• 2022-06-30 Listed $219,500 SGMLS
• 2021-11-17 Sold (Public Records) $50,000 Public Records
• 1999-11-01 Sold (Public Records) $67,900 Public Records
• 1989-09-22 Sold (Public Records) $15,900 Public Records
• 1977-02-15 Sold (Public Records) $32,500 Public Records
• 1972-10-30 Sold (Public Records) $25,200 Public Records
• 1972-02-16 Sold (Public Records) $11,000 Public Records

Property tax history

-1.5%/yr

Latest (2022): $676 · +17.7% YoY. Source: county tax records.