803 Ridgeway Dr · Valdosta, GA 31601

$119,900

2 bd · 1.0 ba · 928 sqft · SingleFamily public records · 2 Days on market

Built 1973 10,454 sqft lot Est $143k · 16% 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 +14.7/15.0
• Cash flow +14.5/30.0
• Rent growth +4.6/5.0
• DSCR +4.4/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Newly renovated 2 bedroom, 1 bathroom home within walking distance of VSU! This move-in ready home features new flooring throughout, an updated kitchen with new cabinets, countertops, and a tile backsplash, plus a renovated bathroom with a custom tile shower surround. Additional features include washer and dryer hookups, a covered carport, and a spacious backyard with mature shade trees, providing plenty of room to relax, entertain, or enjoy the outdoors. Whether you're a first-time homebuyer, a VSU parent looking for student housing, or an investor seeking a turnkey rental property, this home is an excellent opportunity.

Key facts

• Spacious backyard
• Covered carport
• New flooring

Tags

• NEW FLOORING
• UPDATED KITCHEN
• CUSTOM TILE SHOWER SURROUND
• WASHER AND DRYER HOOKUPS
• COVERED CARPORT
• SPACIOUS BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Exterior features: Approximately 0.24-acre lot; Zoned R-6

Interior

• Bathrooms: 1 full bathroom
• Interior features: Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $26 ($311/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 $97k (19.3% below list).
• Recommended offer: $97k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% 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 $829 of loan paydown is wiped out by about $4k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $96,807 (19.3% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $142,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1811 Canterbury Dr	0.33mi	3/1.0 (+1)	922 (-1%)	6mo	$191,900	$208	74
812 Poplar Dr	0.07mi	3/1.0 (+1)	1,042 (+12%)	10mo	$79,900	$77	63
507 Pinetree Rd	0.28mi	3/2.0 (+1)	951 (+2%)	13mo	$146,900	$154	63
931 Ridgewood Dr	0.35mi	2/1.0	836 (-10%)	6mo	$60,000	$72	62
1115 Albert Rd	0.41mi	2/1.0	1,008 (+9%)	11mo	$100,000	$99	58
1108 W Alden Ave	0.38mi	3/2.0 (+1)	1,009 (+9%)	4mo	$70,000	$69	56
1116 Albert Rd	0.41mi	2/1.0	997 (+7%)	18mo	$50,000	$50	53
1331 B Edgewood Dr Unit B	0.34mi	2/2.5	1,064 (+15%)	4mo	$315,000	$296	51
1813 Canterbury Dr	0.34mi	3/1.0 (+1)	1,058 (+14%)	18mo	$165,000	$156	41
1215 Melissa Dr	0.69mi	3/1.5 (+1)	1,014 (+9%)	10mo	$80,000	$79	37
2014 Delvid Ave	0.69mi	3/2.0 (+1)	1,050 (+13%)	8mo	$210,000	$200	30
701 Azalea Cir	0.66mi	3/2.0 (+1)	1,066 (+15%)	14mo	$174,900	$164	24

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: -9.9%
• Equity multiple: 0.62×
• Total profit: $-12,704
• Equity at exit: $17,877

10-year hold

• IRR: 4.8%
• Equity multiple: 1.42×
• Total profit: $14,182
• Equity at exit: $10,367

Cash invested: $33,572 (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: 10.3×

Monthly cashflow live

• Estimated rent: $968 high
• Mortgage (P&I): −$629
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $26

Break-even live

Break-even rent $935

Max offer price $119,900

Occupancy floor 92%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Baytree Dr Valdosta, GA	2.0–4.0	2.0–4.0	1277	$549	$0.43	43d	1	0.08mi
1307 Melody Ln Valdosta, GA	2.0	1.0	1025	$1,050	$1.02	21d	1	0.19mi
1314 Hastings Dr Apt A2 Valdosta, GA	2.0	2.5	1100	$995	$0.90	21d	1	0.31mi
1455 Green St Unit A Valdosta, GA	2.0	1.5	1048	$900	$0.86	21d	1	0.37mi
1537 Woodard St Unit B Valdosta, GA	2.0	1.5	1020	$900	$0.88	21d	1	0.39mi
1531 Woodard St Apt C3 Valdosta, GA	2.0	2.5	900	$995	$1.11	21d	1	0.41mi
1602 Victory St Unit 1602 C Valdosta, GA	2.0	2.0	865	$795	$0.92	21d	1	0.41mi
1603 Victory St Valdosta, GA	2.0	2.0	874	$795	$0.91	21d	6	0.42mi
1709 Azalea Dr Apt B Valdosta, GA	2.0	1.0	775	$1,250	$1.61	21d	1	0.43mi
1509 Pine St Valdosta, GA	2.0	1.0–1.5	950	$1,140	$1.20	21d	2	0.51mi
1755 Poplar St Unit B Valdosta, GA	2.0	1.0	840	$950	$1.13	21d	1	0.55mi
808 Lilly St Apt B Valdosta, GA	3.0	1.0	872	$895	$1.03	43d	1	0.60mi
507 Roberts St Apt B Valdosta, GA	2.0	2.0	1114	$1,200	$1.08	21d	1	0.66mi
2219 White Oak Dr Valdosta, GA	2.0	1.0	1100	$2,250	$2.05	43d	1	0.72mi
1505 Lankford Dr Valdosta, GA	2.0–3.0	2.0–3.0	1166	$1,137	$0.97	21d	1	0.81mi
805 Harmon Dr Valdosta, GA	2.0–3.0	2.0–3.0	1100	$1,425	$1.30	21d	6	0.84mi
114 High St Valdosta, GA	1.0	1.0	609	$650	$1.07	43d	1	0.84mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	43d	1	0.87mi
1029 Johnson St Valdosta, GA	2.0	1.0	986	$900	$0.91	43d	1	0.88mi
200 W Cranford Ave Valdosta, GA	2.0	2.0	950	$1,225	$1.29	21d	3	0.90mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	43d	1	0.91mi
1004 N Oak St Valdosta, GA	1.0–2.0	1.0	866	$750	$0.87	21d	3	0.92mi
1005 N Oak St Valdosta, GA	3.0	1.0	1087	$795	$0.73	43d	1	0.95mi
1010 N Toombs St Valdosta, GA	2.0	1.5	1056	$1,000	$0.95	21d	3	0.96mi
207 E Moore St Unit L Valdosta, GA	1.0	1.0	850	$700	$0.82	21d	1	1.02mi
207 E Moore St Unit J Valdosta, GA	1.0	1.0	850	$700	$0.82	43d	1	1.02mi
200 W Adair St Unit A9 Valdosta, GA	1.0	1.0	900	$895	$0.99	21d	1	1.11mi
304 E Cranford Ave Valdosta, GA	2.0	1.0	980	$850	$0.87	43d	1	1.24mi
205 E Adair St Unit 4 Valdosta, GA	1.0	1.0	700	$550	$0.79	43d	1	1.31mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	21d	1	1.35mi
604 E Brookwood Dr Valdosta, GA	2.0	1.0	720	$995	$1.38	43d	1	1.40mi
615 Vallotton Dr Unit A3 Valdosta, GA	1.0	1.0	568	$550	$0.97	21d	1	1.48mi

Listing history 3 events

1. 2026-06-19
   days on market $119,900 Active 2 DOM
2. 2026-06-17
   remarks 629-char remark
3. 2026-06-17
   listed $119,900 Active 1 DOM

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$381/yr (+$32/mo · 52.8%)

ⓘ 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 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,617
• − Mortgage interest: −$6,716
• − Property taxes: −$722
• − Insurance: −$600
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$3,488
• Taxable loss: −$1,767
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $735/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

+1498.7% since first listed

7 events — show timeline

• 2026-06-12 Listed $119,900 SGMLS
• 2025-09-18 Rental Removed $995 APPFOLIO
• 2025-08-20 Price Changed $995 APPFOLIO
• 2025-07-17 Listed for Rent $1,050 APPFOLIO
• 2025-06-10 Sold (Public Records) $80,000 Public Records
• 1998-11-23 Sold (Public Records) $34,000 Public Records
• 1988-08-31 Sold (Public Records) $7,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $722 · +3.2% YoY. Source: county tax records.