708 S Troup St · Valdosta, GA 31601

$72,500

2 bd · 1.0 ba · 1,580 sqft · SingleFamily public records · 32 Days on market

Built 1972 5,663 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home was being renovated into a 6 bedroom 3 bath but is not finished. Home will be sold as is condition. Home has a new roof and new electricial system.

Key facts

• Three bathrooms
• 5,663 sq ft lot
• Listed 31 days

Tags

• THREE ADDITIONAL ROOMS
• THREE BATHROOMS
• SOME FINISHES COMPLETED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Brick veneer and wood siding construction
• Exterior features: Metal roof; Irregular lot

Interior

• Flooring: Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Wall/window air conditioning units
• Interior features: Laminate flooring; Wall/window air conditioning units

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $501 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 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 $38k; list at $72k implies a 91% gain — meaningful room to come down on a strong offer.

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 $70,325 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.49% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.75%
• DSCR: 2.06
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $170,640
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 Bunche Dr	0.42mi	3/1.5 (+1)	1,490 (-6%)	15mo	$95,000	$64	52
524 Smith Dr	0.57mi	3/2.0 (+1)	1,653 (+5%)	6mo	$100,000	$60	51
3908 Bull Run	0.67mi	3/2.0 (+1)	1,722 (+9%)	1mo	$305,000	$177	44
914 Bethune Dr	0.58mi	3/2.0 (+1)	1,726 (+9%)	6mo	$213,400	$124	44
1025 Bunche Dr	0.64mi	3/2.0 (+1)	1,559 (-1%)	23mo	$142,500	$91	40
526 Smith Dr	0.58mi	3/2.0 (+1)	1,344 (-15%)	2mo	$144,900	$108	37

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: 22.1%
• Equity multiple: 1.96×
• Total profit: $19,525
• Equity at exit: $10,810

10-year hold

• IRR: 33.1%
• Equity multiple: 4.73×
• Total profit: $75,819
• Equity at exit: $6,268

Cash invested: $20,300 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,078 high
• Mortgage (P&I): −$380
• Tax from tax record: −$39 /mo · $471/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $402

Break-even live

Break-even rent $569

Max offer price $72,500

Occupancy floor 58%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Penny Pl Valdosta, GA	3.0	2.0	1200	$1,100	$0.92	43d	1	0.65mi
704 Conoley Ave Valdosta, GA	3.0	2.5	1300	$1,250	$0.96	43d	1	0.79mi
1205 Bethune St Unit A Valdosta, GA	2.0	1.5	1100	$1,000	$0.91	20d	1	0.80mi
1205 Bethune St Unit B Valdosta, GA	2.0	2.0	1150	$1,000	$0.87	20d	1	0.80mi
1005 N Oak St Valdosta, GA	3.0	1.0	1087	$795	$0.73	43d	1	1.39mi
1010 N Toombs St Valdosta, GA	2.0	1.5	1056	$1,000	$0.95	20d	3	1.39mi
1109 Slater St Valdosta, GA	3.0	2.0	2079	$1,500	$0.72	43d	1	1.45mi

Listing history 26 events

1. 2026-06-19
   days on market $72,500 Active 32 DOM
2. 2026-06-18
   days on market $72,500 Active 31 DOM
3. 2026-06-17
   days on market $72,500 Active 30 DOM
4. 2026-06-16
   days on market $72,500 Active 29 DOM
5. 2026-06-15
   days on market $72,500 Active 28 DOM
6. 2026-06-14
   days on market $72,500 Active 26 DOM
7. 2026-06-13
   days on market $72,500 Active 25 DOM
8. 2026-06-10
   days on market $72,500 Active 23 DOM
9. 2026-06-09
   days on market $72,500 Active 22 DOM
10. 2026-06-08
    days on market $72,500 Active 21 DOM
11. 2026-06-07
    days on market $72,500 Active 20 DOM
12. 2026-06-05
    days on market $72,500 Active 17 DOM
13. 2026-06-03
    days on market $72,500 Active 16 DOM
14. 2026-06-02
    days on market $72,500 Active 15 DOM
15. 2026-06-01
    days on market $72,500 Active 14 DOM
16. 2026-05-31
    days on market $72,500 Active 13 DOM
17. 2026-05-30
    days on market $72,500 Active 12 DOM
18. 2026-05-18
    listed $72,500 Active
19. 2023-12-27
    soldstatus $38,000 152-char remark

    Show marketing remark (152 chars)

    Home was being renovated into a 6 bedroom 3 bath but is not finished. Home will be sold as is condition. Home has a new roof and new electricial system.

20. 2023-11-06
    historical
21. 2023-09-22
    listed $48,000 152-char remark

    Show marketing remark (152 chars)

    Home was being renovated into a 6 bedroom 3 bath but is not finished. Home will be sold as is condition. Home has a new roof and new electricial system.

22. 2023-09-17
    price $63,500
23. 2023-08-01
    price $49,899
24. 2023-06-06
    price $49,900
25. 2023-05-25
    price $54,900
26. 2023-05-17
    listed $60,000 New

ⓘ 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: $471 · $39/mo
• Projected year-2 tax: $667 · $56/mo
• Expected delta: +$196/yr (+$16/mo · 41.6%)

ⓘ 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 6/10 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 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,934
• − Mortgage interest: −$4,061
• − Property taxes: −$471
• − Insurance: −$362
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$2,109
• Taxable income: $3,861
• Est. tax owed @ 24.0%: −$927
• After-tax cash flow: $3,895/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

+20.8% since first listed

9 events — show timeline

• 2026-05-18 Listed $72,500 SGMLS
• 2023-12-27 Sold (MLS) $38,000 TBOR
• 2023-11-06 Listing Removed — GAMLS
• 2023-09-22 Listed $48,000 TBOR
• 2023-09-17 Price Changed $63,500 GAMLS
• 2023-08-01 Price Changed $49,899 GAMLS
• 2023-06-06 Price Changed $49,900 GAMLS
• 2023-05-25 Price Changed $54,900 GAMLS
• 2023-05-17 Listed $60,000 GAMLS

Property tax history

+3.8%/yr

Latest (2025): $471 · +11.0% YoY. Source: county tax records.