1197 Joree St · Valdosta, GA 31601

$620,000

16 bd · 12.0 ba · 7,760 sqft · MultiFamily · 57 Days on market

Built 1979 Good condition 0.77 ac lot $80/sqft · 20% above area Est $515k · 20% over

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• Rent growth +4.6/5.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 8 units. estimate disagrees with records

Listing remarks MLS

8-unit multifamily opportunity in Valdosta with a clear value-add strategy already underway. Four units are currently leased through 2027, while four units are in the process of being updated - allowing a new owner to complete renovations and push rents to market rates. Each 970 sq ft unit features a 2BR/1.5BA two-story layout with in-unit laundry. Partial updates have been completed in most units, including LVP flooring, fresh paint, updated lighting and stainless appliances. Tenants pay all utilities. Major improvements include a new roof in 2017 and a resurfaced parking lot. Located near Valdosta State University, downtown, and Moody AFB, supporting strong and consistent rental demand. Well-positioned for an investor seeking in-place income with significant rent growth potential. Lowndes County Parcel Number 0117A 173.

Key facts

• Strong rental demand
• Partial updates
• In-unit laundry

Tags

• IN-UNIT LAUNDRY
• PARTIAL UPDATES
• NEW ROOF
• RESURFACED PARKING LOT
• NEAR VALDOSTA STATE UNIVERSITY
• STRONG RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 8 × 2.0-bed/1.5-bath units multifamily listed at $620k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $187/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $620k).
• Recommended offer: $601k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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); 198 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 $7,860/mo this rent would consume 261% 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 $4k of loan paydown is wiped out by about $19k 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 $174k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($601k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $601,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.27% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.30%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $515,103
• List price: $620,000
• Delta: 20.36%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.2%
• Equity multiple: 1.21×
• Total profit: $36,872
• Equity at exit: $92,444

10-year hold

• IRR: 19.0%
• Equity multiple: 2.99×
• Total profit: $345,580
• Equity at exit: $53,606

Cash invested: $173,600 (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: 198
• Price-to-rent: 52.6×

Monthly cashflow live

• Estimated rent: $7,860 high
• Mortgage (P&I): −$3,251
• Tax est. 1.5%: −$775 /mo · $9,300/yr
• Insurance: −$258
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,651
• Net cashflow: $1,498

Break-even live

Break-even rent $5,964

Max offer price $620,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 8× units	2.0	1.5	$7,864
Total (8 units)			$7,860

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: $155,000
• Closing costs: $18,600
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-05
   status $620,000 Pending 57 DOM
2. 2026-06-03
   days on market $620,000 Active 57 DOM
3. 2026-06-02
   days on market $620,000 Active 56 DOM
4. 2026-06-01
   days on market $620,000 Active 55 DOM
5. 2026-05-31
   days on market $620,000 Active 54 DOM
6. 2026-05-30
   days on market $620,000 Active 53 DOM
7. 2026-05-10
   status Active 833-char remark

   Show marketing remark (833 chars)

   8-unit multifamily opportunity in Valdosta with a clear value-add strategy already underway. Four units are currently leased through 2027, while four units are in the process of being updated - allowing a new owner to complete renovations and push rents to market rates. Each 970 sq ft unit features a 2BR/1.5BA two-story layout with in-unit laundry. Partial updates have been completed in most units, including LVP flooring, fresh paint, updated lighting and stainless appliances. Tenants pay all utilities. Major improvements include a new roof in 2017 and a resurfaced parking lot. Located near Valdosta State University, downtown, and Moody AFB, supporting strong and consistent rental demand. Well-positioned for an investor seeking in-place income with significant rent growth potential. Lowndes County Parcel Number 0117A 173.

8. 2026-04-22
   historical 833-char remark

   Show marketing remark (833 chars)

   8-unit multifamily opportunity in Valdosta with a clear value-add strategy already underway. Four units are currently leased through 2027, while four units are in the process of being updated - allowing a new owner to complete renovations and push rents to market rates. Each 970 sq ft unit features a 2BR/1.5BA two-story layout with in-unit laundry. Partial updates have been completed in most units, including LVP flooring, fresh paint, updated lighting and stainless appliances. Tenants pay all utilities. Major improvements include a new roof in 2017 and a resurfaced parking lot. Located near Valdosta State University, downtown, and Moody AFB, supporting strong and consistent rental demand. Well-positioned for an investor seeking in-place income with significant rent growth potential. Lowndes County Parcel Number 0117A 173.

9. 2026-03-20
   listed $620,000 Active 833-char remark

   Show marketing remark (833 chars)

   8-unit multifamily opportunity in Valdosta with a clear value-add strategy already underway. Four units are currently leased through 2027, while four units are in the process of being updated - allowing a new owner to complete renovations and push rents to market rates. Each 970 sq ft unit features a 2BR/1.5BA two-story layout with in-unit laundry. Partial updates have been completed in most units, including LVP flooring, fresh paint, updated lighting and stainless appliances. Tenants pay all utilities. Major improvements include a new roof in 2017 and a resurfaced parking lot. Located near Valdosta State University, downtown, and Moody AFB, supporting strong and consistent rental demand. Well-positioned for an investor seeking in-place income with significant rent growth potential. Lowndes County Parcel Number 0117A 173.

ⓘ 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 6/10 Major FEMA zone AE · 67% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 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: $94,320
• − Mortgage interest: −$34,730
• − Property taxes: −$9,300
• − Insurance: −$8,218
• − Repairs & maintenance: −$7,546
• − Management: −$7,546
• − Depreciation: −$18,036
• Taxable income: $8,944
• Est. tax owed @ 24.0%: −$2,147
• After-tax cash flow: $15,831/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 · 13 photos

Good 80/100 Cosmetic rehab

This 8-unit multifamily property is in good condition with cosmetic updates. It offers a solid investment opportunity with potential for further value enhancement through painting and modernizing common areas.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Updating kitchen appliances — Modern appliances improve functionality and attract tenants
• Both Upgrading bathrooms with modern fixtures — Modern bathrooms enhance comfort and attract tenants

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Updating kitchen appliances — Modern appliances improve functionality and attract tenants ↑
• Both Upgrading bathrooms with modern fixtures — Modern bathrooms enhance comfort and attract tenants ↑

ⓘ 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

3 events — show timeline

• 2026-05-10 Relisted — TABRMLS
• 2026-04-22 Delisted — TABRMLS
• 2026-03-20 Listed $620,000 TABRMLS