2402 Gornto Rd · Valdosta, GA 31602

$159,900

3 bd · 2.0 ba · 1,827 sqft · SingleFamily public records · 206 Days on market

Built 1976 0.48 ac lot $88/sqft · 37% below area Est $253k · 37% 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• 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

Calling all Remodelers and Investors!! This property has great potential and is in a great location! It definitely needs a remodeler's expertise but it has a Brand New Roof!! Don't miss it and come take a look!

Key facts

• Brand new roof
• 0.48 acre lot
• Built 1976

Tags

• BRAND NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 35% 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.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; 28% 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; 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 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 1976 — 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: 1.04% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $252,532
• List price: $159,900
• Delta: -36.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 S Sherwood Cir	0.06mi	3/2.0	1,844 (+1%)	3mo	$259,000	$140	93
2209 Pinecliff Dr	0.18mi	3/2.0	1,812 (-1%)	1mo	$218,000	$120	89
1810 Englewood Dr	0.13mi	3/2.0	1,912 (+5%)	2mo	$284,900	$149	85
2206 Gornto Rd	0.20mi	3/2.0	1,722 (-6%)	3mo	$180,000	$105	79
2209 S Sherwood Dr	0.41mi	3/2.0	1,740 (-5%)	2mo	$230,000	$132	71
2507 Lakewood Dr	0.56mi	3/2.0	1,839 (+1%)	4mo	$210,000	$114	69
2223 S Sherwood Dr	0.31mi	3/2.0	1,656 (-9%)	2mo	$200,000	$121	68
2213 Riverside Dr	0.43mi	3/2.0	1,656 (-9%)	4mo	$242,500	$146	62
2410 Riverside Dr	0.57mi	3/2.5	1,932 (+6%)	1mo	$312,900	$162	61
2432 Meadowbrook Dr	0.60mi	3/2.0	1,942 (+6%)	2mo	$245,000	$126	60
2121 Northwood Cir	0.58mi	3/2.0	2,075 (+14%)	4mo	$246,900	$119	47
2102 Park Ln	0.70mi	4/3.0 (+1)	2,008 (+10%)	0mo	$274,700	$137	42

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-9,741
• Equity at exit: $23,842

10-year hold

• IRR: 5.2%
• Equity multiple: 1.41×
• Total profit: $18,240
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$839
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $222

Break-even live

Break-even rent $1,377

Max offer price $159,900

Occupancy floor 82%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2124 Northwood Cir Valdosta, GA	3.0	2.5	2100	$1,850	$0.88	21d	1	0.52mi
1202 Kimberly Dr Valdosta, GA	3.0	2.5	1989	$1,600	$0.80	43d	1	0.54mi
1921 Gornto Rd Valdosta, GA	3.0	2.0	1316	$1,195	$0.91	43d	1	0.57mi
2409 Riverside Dr Valdosta, GA	4.0	2.0	1955	$1,950	$1.00	21d	1	0.60mi
2 Westbrook Cir Apt B Valdosta, GA	3.0	2.0	1469	$1,350	$0.92	43d	1	0.60mi
2201 Baytree Rd Valdosta, GA	2.0–3.0	2.0–3.0	1103	$1,750	$1.59	21d	12	0.80mi
1716 Spring Hill Pl Unit C Valdosta, GA	3.0	3.5	2300	$1,500	$0.65	21d	1	0.92mi
1708 Spring Hill Pl Valdosta, GA	3.0	3.0	2300	$1,500	$0.65	43d	1	0.94mi
1213 McRee Dr Valdosta, GA	4.0	2.0	1588	$1,895	$1.19	43d	1	0.94mi
1720 Spring Hill Pl Unit B Valdosta, GA	3.0	3.5	2300	$1,500	$0.65	21d	1	0.96mi
2208 White Oak Dr Valdosta, GA	3.0	2.5	2194	$1,975	$0.90	43d	1	0.98mi
1712 Spring Hill Pl Valdosta, GA	3.0	3.5	2300	$1,500	$0.65	43d	1	1.00mi
702 Pineridge Dr Valdosta, GA	3.0	2.0	1736	$1,650	$0.95	43d	1	1.08mi
2502 Berkley Dr Valdosta, GA	3.0	2.0	1484	$1,650	$1.11	21d	1	1.16mi
1018 Cherokee St Valdosta, GA	3.0	1.5	1225	$1,375	$1.12	21d	1	1.30mi
607 Parker Mathis Dr Valdosta, GA	3.0	1.5	1395	$1,495	$1.07	43d	1	1.41mi
1903 Azalea Dr Valdosta, GA	3.0	2.0	2128	$2,500	$1.17	43d	1	1.46mi
1612 Garland Pl Valdosta, GA	3.0	2.0	1268	$1,295	$1.02	43d	1	1.48mi

Listing history 23 events

1. 2026-06-19
   days on market $159,900 Active 206 DOM
2. 2026-06-18
   days on market $159,900 Active 205 DOM
3. 2026-06-17
   days on market $159,900 Active 204 DOM
4. 2026-06-16
   days on market $159,900 Active 203 DOM
5. 2026-06-15
   days on market $159,900 Active 202 DOM
6. 2026-06-14
   days on market $159,900 Active 200 DOM
7. 2026-06-13
   days on market $159,900 Active 199 DOM
8. 2026-06-10
   days on market $159,900 Active 197 DOM
9. 2026-06-09
   days on market $159,900 Active 196 DOM
10. 2026-06-08
    days on market $159,900 Active 195 DOM
11. 2026-06-07
    days on market $159,900 Active 194 DOM
12. 2026-06-05
    days on market $159,900 Active 191 DOM
13. 2026-06-03
    days on market $159,900 Active 190 DOM
14. 2026-06-02
    days on market $159,900 Active 189 DOM
15. 2026-06-01
    days on market $159,900 Active 188 DOM
16. 2026-05-31
    days on market $159,900 Active 187 DOM
17. 2026-05-30
    days on market $159,900 Active 186 DOM
18. 2026-02-08
    price $159,900 213-char remark

    Show marketing remark (213 chars)

    Calling all Remodelers and Investors!! This property has great potential and is in a great location! It definitely needs a remodeler's expertise but it has a Brand New Roof!! Don't miss it and come take a look!

19. 2025-11-25
    listed $169,900 Active 213-char remark

    Show marketing remark (213 chars)

    Calling all Remodelers and Investors!! This property has great potential and is in a great location! It definitely needs a remodeler's expertise but it has a Brand New Roof!! Don't miss it and come take a look!

20. 2021-05-17
    soldstatus $125,000
21. 2006-04-17
    soldstatus $507,000
22. 2003-08-04
    soldstatus $93,000
23. 1987-04-01
    soldstatus $75,900

ⓘ 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: $2,197 · $183/mo
• Projected year-2 tax: $2,197 · $183/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe 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: $19,903
• − Mortgage interest: −$8,957
• − Property taxes: −$2,197
• − Insurance: −$800
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$4,652
• Taxable income: $114
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $2,638/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

+110.7% since first listed

6 events — show timeline

• 2026-02-08 Price Changed $159,900 SGMLS
• 2025-11-25 Listed $169,900 SGMLS
• 2021-05-17 Sold (Public Records) $125,000 Public Records
• 2006-04-17 Sold (Public Records) $507,000 Public Records
• 2003-08-04 Sold (Public Records) $93,000 Public Records
• 1987-04-01 Sold (Public Records) $75,900 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,197 · +3.3% YoY. Source: county tax records.