3109 Oakwood Ter · Valdosta, GA 31605

$224,900

3 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 16 Days on market

Built 1984 0.58 ac lot Est $250k · 10% 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).

• Cash flow +12.6/30.0
• ARV discount +12.1/15.0
• Schools +4.7/10.0
• Rent growth +3.8/5.0
• DSCR +3.7/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a GREAT three bedroom, 2 bathroom Brick Ranch home on a HUGE chain link FENCED LOT (. 6+ acres). It is an open concept, split floorplan! The master bedroom is large with an additional space of 93.5 square feet that can be used for any number of purposes; sitting/reading/TV room, walk-in closet, keep a little one close by at night, etc. There are two large closets in the master bedroom, along with a large closet in the master bathroom. The vanity space is separate from the other components of the master bathroom. The additional bedrooms and bathroom are on the opposite side of the home. The large extra bedroom has a walk-in closet and the other room has a spacious wide closet. ROOF is ONLY 7 years old! Washer and Dryer included in addition to kitchen appliances.

Key facts

• 0.58 acre lot
• Built 1984
• Listed 15 days

Tags

• PRIVATE OUTDOOR SPACE
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Zoning: R 3; Lot size approximately 0.58 acres; Subdivision: Academy Acres

Exterior

• Parking: Paved attached parking
• Utilities: Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Frame, brick and vinyl siding construction; Slab foundation
• Exterior features: Chain link fencing; Shingle roof

Interior

• Kitchen: Refrigerator
• Bedrooms: 7 total rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Window coverings
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-30 ($-358/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (21.5% below list).
• Recommended offer: $177k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Lowndes County (rural): math 59% / reading 52% proficiency, ranked #8 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.1%/yr); 228 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 16 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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 $185k; 22% 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; major 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 $176,600 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.79% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $250,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3105 Wallace Dr	0.18mi	3/2.0	1,662 (+5%)	4mo	$210,000	$126	80
3228 Kelsee Cir	0.53mi	4/2.0 (+1)	1,547 (-2%)	13mo	$250,000	$162	55
3562 Beulah Cir	0.67mi	3/2.0	1,470 (-7%)	3mo	$212,000	$144	54
5349 Branch Point Dr	0.67mi	3/2.0	1,433 (-10%)	2mo	$190,000	$133	51
5341 Branch Pt	0.66mi	3/2.0	1,453 (-8%)	10mo	$229,900	$158	47
4203 Wilshire Dr	0.69mi	3/2.0	1,432 (-10%)	5mo	$157,500	$110	47
5303 Branch Point Dr	0.70mi	4/2.0 (+1)	1,477 (-7%)	6mo	$234,900	$159	46
3566 Beulah Cir	0.68mi	3/2.0	1,388 (-12%)	6mo	$225,000	$162	43
2928 Sutucka Cir	0.64mi	3/2.0	1,750 (+10%)	12mo	$275,900	$158	42
5327 Vine Dr	0.74mi	4/2.0 (+1)	1,405 (-11%)	4mo	$211,500	$151	38
5283 Branch Pt	0.74mi	3/2.0	1,396 (-12%)	13mo	$220,000	$158	35
3703 Deidra Miller Cir	0.74mi	4/2.0 (+1)	1,814 (+14%)	8mo	$279,900	$154	30

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 · 5.07% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.45×
• Total profit: $-34,640
• Equity at exit: $33,533

10-year hold

• IRR: -3.7%
• Equity multiple: 0.73×
• Total profit: $-16,752
• Equity at exit: $19,445

Cash invested: $62,972 (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 31605

• Home prices YoY: -11.5%
• Rents YoY: 5.1%
• Active inventory: 228
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$152 /mo · $1,822/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-30

Break-even live

Break-even rent $1,804

Max offer price $219,636

Occupancy floor 97%

Sensitivity live

Price	-10% $98	-5% $34	+0% $-30	+5% $-93	+10% $-157
Rent	-10% $-169	-5% $-100	+0% $-30	+5% $40	+10% $110
Rate	-1.0pp $83	-0.5pp $27	base $-30	+0.5pp $-88	+1.0pp $-147

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3028 Academy Dr Valdosta, GA	3.0	2.0	1922	$1,600	$0.83	21d	1	0.23mi
4220 Wilshire Dr Valdosta, GA	3.0	2.0	1207	$1,400	$1.16	21d	1	0.71mi
5275 Branch Point Dr Valdosta, GA	3.0	2.0	1307	$2,000	$1.53	21d	1	0.76mi
4125 Sedgwyck Ln Valdosta, GA	3.0	2.0	1234	$1,350	$1.09	44d	1	0.94mi
4280 Shelby Ln Valdosta, GA	3.0	2.0	1700	$1,700	$1.00	21d	1	0.95mi
2047 Meadow Cove Dr Valdosta, GA	4.0	2.0	1892	$2,100	$1.11	44d	1	0.99mi
5070 Branch Point Dr Valdosta, GA	4.0–5.0	2.0–3.0	2190	$2,188	$1.00	21d	2	1.05mi
5073 Branch Point Dr Valdosta, GA	3.0	2.0	1321	$1,950	$1.48	21d	1	1.07mi
5121 Branch Point Dr Valdosta, GA	3.0	2.0	1208	$1,600	$1.32	21d	1	1.11mi
3822 Edinburg Cir Valdosta, GA	4.0	2.0	1635	$2,100	$1.28	44d	1	1.15mi
4059 Huntley Dr Valdosta, GA	4.0	2.0	1965	$1,925	$0.98	21d	1	1.17mi
3120 Tyndall Dr Valdosta, GA	3.0	3.0	1200	$1,500	$1.25	44d	1	1.22mi
2201 Houston Ave Valdosta, GA	3.0	2.0	1090	$1,375	$1.26	21d	1	1.29mi
3902 Danube Cir Valdosta, GA	3.0	2.0	1208	$1,150	$0.95	44d	1	1.36mi
3905 Heatherwoods Dr Valdosta, GA	3.0	2.0	1250	$1,350	$1.08	21d	1	1.48mi

Listing history 14 events

1. 2026-06-19
   days on market $224,900 Active 16 DOM
2. 2026-06-18
   days on market $224,900 Active 15 DOM
3. 2026-06-17
   days on market $224,900 Active 14 DOM
4. 2026-06-17
   price $224,900 Active 13 DOM
5. 2026-06-16
   days on market $225,000 Active 13 DOM
6. 2026-06-15
   days on market $225,000 Active 12 DOM
7. 2026-06-14
   days on market $225,000 Active 10 DOM
8. 2026-06-13
   days on market $225,000 Active 9 DOM
9. 2026-06-10
   days on market $225,000 Active 7 DOM
10. 2026-06-09
    days on market $225,000 Active 6 DOM
11. 2026-06-08
    days on market $225,000 Active 5 DOM
12. 2026-06-07
    days on market $225,000 Active 4 DOM
13. 2026-06-03
    remarks 537-char remark
14. 2026-06-03
    listed $225,000 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: $1,822 · $152/mo
• Projected year-2 tax: $2,069 · $172/mo
• Expected delta: +$247/yr (+$21/mo · 13.6%)

ⓘ 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 7/10 Severe
• 🌡 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 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,192
• − Mortgage interest: −$12,598
• − Property taxes: −$1,822
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$6,543
• Taxable loss: −$4,286
• Est. tax savings @ 24.0%: +$1,029
• After-tax cash flow: $671/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: Lowndes County
• NCES district ID: 1303390
• Math proficiency: 59% ▼ -1.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $48,221
• Composite: 47.21/100
• National rank: #2317
• State rank: #8 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

• County: Lowndes County · 107,801 people
• City population: 91,859
• Metro: Valdosta, GA
• Population (ZIP): 24,829
• Household income: $79,156
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 642.0

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 0.58)
• Race & ethnicity: White 58% Black 27% Two or more races 7% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada, South Korea, Vietnam
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 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: ▼ -24.74%
• Current HPI: 189.8471
• Rent YoY: ▲ 5.07%
• 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

+268.9% since first listed

6 events — show timeline

• 2026-06-03 Listed $225,000 TBOR
• 2023-08-01 Sold (Public Records) $185,000 Public Records
• 2023-07-28 Sold (MLS) $185,000 SGMLS
• 2023-06-27 Pending — SGMLS
• 2023-06-23 Listed $185,000 SGMLS
• 1991-05-29 Sold (Public Records) $61,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,822 · +5.0% YoY. Source: county tax records.