1215 Melissa Dr · Valdosta, GA 31601

$114,900

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 11 Days on market

Built 1971 8,712 sqft lot Est $114k · at est.

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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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.0/15.0
• 1% rule +5.4/10.0
• 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

3 Bedroom 1.5 Bath Home in the heart of Valdosta! New interior paint and floors! 1 Car Carport with extra storage! Corner Lot! Call today to view this great priced property!

Key facts

• New kitchen stove
• New flooring
• New paint

Tags

• NEW PAINT
• NEW INTERIOR DOORS
• NEW FLOORING
• NEW FRIDGE
• NEW KITCHEN STOVE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick veneer exterior
• Exterior features: Shingle roof; Lot in R-6 zoning

Interior

• Kitchen: Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall/window cooling unit
• Interior features: Refrigerator included; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.8% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 40% 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 $794 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $80k; 44% 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 $114,900

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 8.77%
• Cash-on-cash: 8.85%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $113,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1215 Melissa Dr	0.00mi	3/1.5	1,014 (0%)	10mo	$80,000	$79	90
1218 Dunwoody Dr	0.26mi	3/1.0	1,009 (-0%)	12mo	$71,500	$71	76
1003 Ridgewood Dr	0.33mi	3/1.0	1,078 (+6%)	3mo	$135,000	$125	72
1115 Albert Rd	0.34mi	2/1.0 (-1)	1,008 (-1%)	11mo	$100,000	$99	69
1430 W Magnolia St	0.33mi	3/1.0	1,147 (+13%)	3mo	$129,000	$112	61
812 Poplar Dr	0.65mi	3/1.0	1,042 (+3%)	10mo	$79,900	$77	57
1007 Nicholas Dr	0.71mi	3/1.0	994 (-2%)	13mo	$75,000	$75	53
1331 B Edgewood Dr Unit B	0.53mi	2/2.5 (-1)	1,064 (+5%)	4mo	$315,000	$296	53
1012 W Gordon St	0.28mi	3/2.0	1,118 (+10%)	16mo	$75,000	$67	52
1331 A Edgewood Dr Unit A	0.53mi	2/2.5 (-1)	1,080 (+6%)	4mo	$315,000	$292	50
1413 W Magnolia St	0.23mi	3/2.0	1,161 (+14%)	15mo	$175,000	$151	48
1406 Strickland Cir	0.67mi	3/2.0	1,109 (+9%)	4mo	$158,000	$142	46

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: 2.1%
• Equity multiple: 1.09×
• Total profit: $2,772
• Equity at exit: $17,132

10-year hold

• IRR: 15.8%
• Equity multiple: 2.57×
• Total profit: $50,490
• Equity at exit: $9,934

Cash invested: $32,172 (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 31601

• Home prices YoY: -31.2%
• Rents YoY: 8.3%
• Active inventory: 198
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$603
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $237

Break-even live

Break-even rent $896

Max offer price $114,900

Occupancy floor 75%

Sensitivity live

Price	-10% $302	-5% $270	+0% $237	+5% $205	+10% $172
Rent	-10% $143	-5% $190	+0% $237	+5% $284	+10% $332
Rate	-1.0pp $295	-0.5pp $266	base $237	+0.5pp $207	+1.0pp $177

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 W Magnolia St Valdosta, GA	1.0–2.0	1.0–2.0	1180	$1,600	$1.36	21d	1	0.09mi
1505 Lankford Dr Valdosta, GA	2.0–3.0	2.0–3.0	1166	$1,320	$1.13	21d	1	0.28mi
507 Roberts St Apt B Valdosta, GA	2.0	2.0	1114	$1,200	$1.08	21d	1	0.36mi
1531 Woodard St Apt C3 Valdosta, GA	2.0	2.5	900	$995	$1.11	21d	1	0.49mi
1314 Hastings Dr Apt A2 Valdosta, GA	2.0	2.5	1100	$995	$0.90	21d	1	0.49mi
1314 Hastings Dr Unit C4 Valdosta, GA	2.0	2.5	1200	$1,095	$0.91	44d	1	0.49mi
808 Lilly St Apt B Valdosta, GA	3.0	1.0	872	$895	$1.03	44d	1	0.50mi
1469 Green St Valdosta, GA	2.0	2.5	1139	$1,000	$0.88	21d	1	0.51mi
607 Parker Mathis Dr Valdosta, GA	3.0	1.5	1395	$1,495	$1.07	44d	1	0.52mi
1537 Woodard St Unit B Valdosta, GA	2.0	1.5	1020	$900	$0.88	21d	1	0.52mi
1455 Green St Unit A Valdosta, GA	2.0	1.5	1048	$900	$0.86	21d	1	0.54mi
707 Baytree Dr Apt 1 Valdosta, GA	3.0	3.0	1222	$675	$0.55	44d	1	0.58mi
1307 Melody Ln Valdosta, GA	2.0	1.0	1025	$1,050	$1.02	21d	1	0.61mi
1509 Pine St Valdosta, GA	2.0	1.0–1.5	950	$1,140	$1.20	21d	2	0.61mi
1603 Victory St Valdosta, GA	2.0	2.0	874	$795	$0.91	21d	6	0.62mi
1602 Victory St Unit 1602 C Valdosta, GA	2.0	2.0	865	$795	$0.92	21d	1	0.66mi
1400 Baytree Dr Valdosta, GA	2.0–4.0	2.0–4.0	1277	$614	$0.48	44d	1	0.69mi
1755 Poplar St Unit B Valdosta, GA	2.0	1.0	840	$950	$1.13	21d	1	0.71mi
805 Harmon Dr Valdosta, GA	2.0–3.0	2.0–3.0	1100	$1,775	$1.61	21d	6	0.72mi
1018 Cherokee St Valdosta, GA	3.0	1.5	1225	$1,375	$1.12	21d	1	0.85mi
807 Cherokee Ave Unit A Valdosta, GA	2.0	2.5	1200	$2,000	$1.67	44d	1	0.94mi
1612 Garland Pl Valdosta, GA	3.0	2.0	1268	$1,295	$1.02	44d	1	0.94mi
1029 Johnson St Valdosta, GA	2.0	1.0	986	$900	$0.91	44d	1	0.95mi
1004 N Oak St Valdosta, GA	1.0–2.0	1.0	866	$750	$0.87	21d	3	0.98mi
1308 W Alden Ave Valdosta, GA	3.0	1.5	1204	$1,050	$0.87	44d	1	0.98mi
1005 N Oak St Valdosta, GA	3.0	1.0	1087	$795	$0.73	44d	1	1.01mi
1010 N Toombs St Valdosta, GA	2.0	1.5	1056	$1,000	$0.95	21d	3	1.05mi
1709 Azalea Dr Apt B Valdosta, GA	2.0	1.0	775	$1,250	$1.61	21d	1	1.06mi
2092 S Sherwood Dr Valdosta, GA	2.0	2.0	1156	$1,350	$1.17	21d	1	1.18mi
2092 S Sherwood Dr Valdosta, GA	2.0	2.0	1156	$1,238	$1.07	44d	2	1.19mi
2 Westbrook Cir Apt B Valdosta, GA	3.0	2.0	1469	$1,350	$0.92	44d	1	1.26mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	44d	1	1.36mi
2219 White Oak Dr Valdosta, GA	2.0	1.0	1100	$2,250	$2.05	44d	1	1.38mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	44d	1	1.44mi
1921 Gornto Rd Valdosta, GA	3.0	2.0	1316	$1,195	$0.91	44d	1	1.47mi

Listing history 16 events

1. 2026-06-19
   days on market $114,900 Active 11 DOM
2. 2026-06-18
   days on market $114,900 Active 10 DOM
3. 2026-06-17
   days on market $114,900 Active 9 DOM
4. 2026-06-16
   days on market $114,900 Active 8 DOM
5. 2026-06-15
   days on market $114,900 Active 7 DOM
6. 2026-06-14
   days on market $114,900 Active 5 DOM
7. 2026-06-13
   statusdays on market $114,900 Active 4 DOM
8. 2026-05-29
   status Pending
9. 2026-05-27
   listed $114,900 Active
10. 2025-08-15
    soldstatus $80,000 Closed 173-char remark

    Show marketing remark (173 chars)

    3 Bedroom 1.5 Bath Home in the heart of Valdosta! New interior paint and floors! 1 Car Carport with extra storage! Corner Lot! Call today to view this great priced property!

11. 2025-08-02
    status Pending 173-char remark

    Show marketing remark (173 chars)

    3 Bedroom 1.5 Bath Home in the heart of Valdosta! New interior paint and floors! 1 Car Carport with extra storage! Corner Lot! Call today to view this great priced property!

12. 2025-07-29
    listed $99,900 Active 173-char remark

    Show marketing remark (173 chars)

    3 Bedroom 1.5 Bath Home in the heart of Valdosta! New interior paint and floors! 1 Car Carport with extra storage! Corner Lot! Call today to view this great priced property!

13. 2024-09-16
    historical $850
14. 2024-08-22
    listed $850
15. 1988-08-15
    soldstatus $17,000
16. 1971-12-17
    soldstatus $18,100

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $1,057 · $88/mo
• Expected delta: +$369/yr (+$31/mo · 53.7%)

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

Taxation est. · year 1

• Rental income: $14,353
• − Mortgage interest: −$6,436
• − Property taxes: −$688
• − Insurance: −$574
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$3,343
• Taxable income: $1,015
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $2,602/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

+534.8% since first listed

9 events — show timeline

• 2026-05-29 Pending — SGMLS
• 2026-05-27 Listed $114,900 SGMLS
• 2025-08-15 Sold (MLS) $80,000 SGMLS
• 2025-08-02 Pending — SGMLS
• 2025-07-29 Listed $99,900 SGMLS
• 2024-09-16 Rental Removed $850 SGMLS
• 2024-08-22 Listed for Rent $850 SGMLS
• 1988-08-15 Sold (Public Records) $17,000 Public Records
• 1971-12-17 Sold (Public Records) $18,100 Public Records

Property tax history

+1.6%/yr

Latest (2025): $688 · +3.5% YoY. Source: county tax records.