4017 Landings Cir · Valdosta, GA 31632

$314,900

4 bd · 2.0 ba · 1,866 sqft · SingleFamily public records · 76 Days on market

Built 2023 8,276 sqft lot $169/sqft · 7% above area Est $303k · at est. $17/mo HOA · 1% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +5.7/15.0
• Schools +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.9/10.0

Listing remarks MLS

Welcome to this beautiful 4 bedroom, 2 bathroom home located on the water in the Landings Subdivision! Walk into a spacious living room with double tray ceilings and LVP flooring. The kitchen includes granite countertops, an island, stainless steel appliances and a charming ceramic farmhouse sink. This split floor plan offers added privacy, with a spacious primary suite featuring tray ceilings and a bathroom with a walk-in tiled shower, soaking tub, and two walk-in closets. The additional bedrooms provide plenty of space for family, guests or a home office. Step outside to enjoy the screened in porch and fenced in backyard overlooking the water. Lowndes County Schools! USDA financing available! Fiber Internet!

Key facts

• Screened in porch
• Fiber internet
• Split floor plan

Tags

• GRANITE COUNTERTOPS
• CERAMIC FARMHOUSE SINK
• SPLIT FLOOR PLAN
• SCREENED IN PORCH
• FENCED IN BACKYARD
• FIBER INTERNET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-323 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (31.3% below list).
• Recommended offer: $216k (31.3% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute 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.
• Zoned schools: Dewar Elementary (math 61% / reading 47%, grade C, #204 of 1,228 statewide, top 17%, 859 students, 50% FRL); Hahira Middle School (math 65% / reading 63%, grade B+, #30 of 470 statewide, top 6%, 859 students, 32% FRL); Lowndes High School (math 69% / reading 51%, grade C+, #14 of 424 statewide, top 3%, 3,201 students, 39% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 198 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 31% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($296k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $216,217 (31.3% 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. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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 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: 0.69% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.40%
• DSCR: 0.80
• GRM: 12.1

CMA / ARV

• ARV (median comp): $302,657
• List price: $314,900
• Delta: 4.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4005 Pearson Way	0.06mi	4/2.0	1,925 (+3%)	0mo	$345,900	$180	92
4556 Brinlee Way	0.15mi	4/2.0	1,925 (+3%)	1mo	$319,900	$166	87
3817 Cutshaw Trl	0.24mi	4/2.0	1,875 (+0%)	2mo	$296,000	$158	86
4555 Brinlee Way	0.17mi	4/2.0	1,925 (+3%)	0mo	$310,000	$161	86
4552 Brinlee Way	0.16mi	4/2.0	1,925 (+3%)	3mo	$307,500	$160	85
3919 Landings Cir	0.34mi	4/2.0	1,925 (+3%)	3mo	$305,000	$158	77
3950 Bettys Pl	0.53mi	4/2.0	1,851 (-1%)	1mo	$287,500	$155	73
3832 Bettys Pl	0.66mi	4/2.0	1,872 (+0%)	0mo	$304,000	$162	68
4185 Addalyn Way	0.55mi	4/2.0	1,811 (-3%)	3mo	$279,900	$155	67
3946 Bettys Pl	0.53mi	4/2.0	1,779 (-5%)	1mo	$300,000	$169	67
3963 Lu Ln	0.72mi	4/2.0	1,781 (-5%)	0mo	$302,000	$170	58
3988 Nelson Hill Pl	0.38mi	3/2.0 (-1)	1,630 (-13%)	3mo	$260,000	$160	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.71×
• Total profit: $150,854
• Equity at exit: $283,687

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $460,321
• Equity at exit: $611,781

Cash invested: $88,172 (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 31632

• Home prices YoY: 8.1%
• Active inventory: 198
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$1,651
• Tax from tax record: −$232 /mo · $2,782/yr
• Insurance: −$131
• HOA: −$17
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-323

Break-even live

Break-even rent $2,571

Max offer price $257,783

Occupancy floor —

Sensitivity live

Price	-10% $-145	-5% $-234	+0% $-323	+5% $-412	+10% $-502
Rent	-10% $-494	-5% $-409	+0% $-323	+5% $-238	+10% $-153
Rate	-1.0pp $-165	-0.5pp $-243	base $-323	+0.5pp $-405	+1.0pp $-488

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4194 Silver Gln Hahira, GA	3.0	2.0	1650	$1,795	$1.09	23d	1	0.38mi
4171 Silver Gln Hahira, GA	3.0	2.0	1544	$1,650	$1.07	23d	1	0.42mi
4112 Silver Gln Hahira, GA	3.0	2.0	1534	$1,750	$1.14	45d	1	0.45mi
4162 Nelson Hill Pl Hahira, GA	3.0	2.0	1561	$1,900	$1.22	23d	1	0.67mi
5048 Planters Xing Hahira, GA	4.0	3.0	2160	$2,500	$1.16	23d	1	1.13mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: waterinternet

Listing history 4 events

1. 2026-03-13
   listed $314,900 Active 721-char remark

   Show marketing remark (721 chars)

   Welcome to this beautiful 4 bedroom, 2 bathroom home located on the water in the Landings Subdivision! Walk into a spacious living room with double tray ceilings and LVP flooring. The kitchen includes granite countertops, an island, stainless steel appliances and a charming ceramic farmhouse sink. This split floor plan offers added privacy, with a spacious primary suite featuring tray ceilings and a bathroom with a walk-in tiled shower, soaking tub, and two walk-in closets. The additional bedrooms provide plenty of space for family, guests or a home office. Step outside to enjoy the screened in porch and fenced in backyard overlooking the water. Lowndes County Schools! USDA financing available! Fiber Internet!

2. 2023-05-25
   soldstatus $289,900 Closed 411-char remark

   Show marketing remark (411 chars)

   FOUR BEDROOM HOUSE IN THE LANDINGS SUBDIVISION ON THE WATER! Kitchen complete with custom cabinets, granite counter tops, tiled backsplash and stainless appliances including refrigerator. Master Bathroom complete with double vanity, his and her closets, tiled shower and jetted tub! Blinds on windows including plantation shutter on front door. Property qualifies for 100% USDA financing to qualified buyers.

3. 2023-03-01
   historical 411-char remark

   Show marketing remark (411 chars)

   FOUR BEDROOM HOUSE IN THE LANDINGS SUBDIVISION ON THE WATER! Kitchen complete with custom cabinets, granite counter tops, tiled backsplash and stainless appliances including refrigerator. Master Bathroom complete with double vanity, his and her closets, tiled shower and jetted tub! Blinds on windows including plantation shutter on front door. Property qualifies for 100% USDA financing to qualified buyers.

4. 2023-02-15
   listed $289,900 411-char remark

   Show marketing remark (411 chars)

   FOUR BEDROOM HOUSE IN THE LANDINGS SUBDIVISION ON THE WATER! Kitchen complete with custom cabinets, granite counter tops, tiled backsplash and stainless appliances including refrigerator. Master Bathroom complete with double vanity, his and her closets, tiled shower and jetted tub! Blinds on windows including plantation shutter on front door. Property qualifies for 100% USDA financing to qualified buyers.

ⓘ 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: $2,782 · $232/mo
• Projected year-2 tax: $2,897 · $241/mo
• Expected delta: +$115/yr (+$10/mo · 4.1%)

ⓘ 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 8/10 Severe
• 🌡 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 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,946
• − Mortgage interest: −$17,639
• − Property taxes: −$2,782
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − HOA: −$204
• − Depreciation: −$9,161
• Taxable loss: −$9,566
• Est. tax savings @ 24.0%: +$2,296
• After-tax cash flow: $-1,584/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): 15,942
• Household income: $83,946
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 73.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 19.44%
• Current HPI: 259.01
• Rent YoY: —
• 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

+8.6% since first listed

4 events — show timeline

• 2026-03-13 Listed $314,900 SGMLS
• 2023-05-25 Sold (MLS) $289,900 SGMLS
• 2023-03-01 Delisted — SGMLS
• 2023-02-15 Listed $289,900 SGMLS

Property tax history

+123.0%/yr

Latest (2025): $2,782 · -1.6% YoY. Source: county tax records.