2000 Oak St #8 · Valdosta, GA 31605

$475,000

None bd · None ba · 2,846 sqft · MultiFamily · 141 Days on market

Fair condition 0.41 ac lot $167/sqft · 126% above area ↓ 5% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Rare opportunity to own an 8-unit multifamily investment. Each unit consist of 1-bedroom, 1-bathroom. This income-producing property is ideal for investors seeking a value-add or stabilized rental asset. Each unit features hardwood flooring throughout and comes equipped with a refrigerator and stove, offering low-maintenance functionality for long-term or short-term rental strategies. Tenants have access to a shared washer and dryer, increasing rental appeal. Major capital improvements include a newer roof and central HVAC system approximately 7 years old, helping reduce future maintenance expenses. The property layout supports efficient operations and consistent rental demand.

Key facts

• Hardwood flooring
• Newer roof
• Central hvac system

Tags

• 8-UNIT MULTIFAMILY INVESTMENT
• HARDWOOD FLOORING
• REFRIGERATOR AND STOVE
• SHARED WASHER AND DRYER
• NEWER ROOF
• CENTRAL HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a multifamily listed at $475k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $475k).
• Recommended offer: $418k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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 (+5.1%/yr); 233 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• At $8,814/mo this rent would consume 134% of the median local household income ($79k/yr) (locally 642% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 + 5.1% rent growth), your $133k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($418k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $418,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.86% ✓
• Cap rate: 15.59%
• Cash-on-cash: 33.21%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (median comp): $210,435
• List price: $475,000
• Delta: 125.72%
• Verdict: OVERPRICED
• Comps: 19 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.07% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.33×
• Total profit: $176,308
• Equity at exit: $70,824

10-year hold

• IRR: 39.1%
• Equity multiple: 5.03×
• Total profit: $536,114
• Equity at exit: $41,069

Cash invested: $133,000 (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: 233
• Price-to-rent: 35.9×

Monthly cashflow live

• Estimated rent: $8,814 medium
• Mortgage (P&I): −$2,491
• Tax est. 1.5%: −$594 /mo · $7,125/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,851
• Net cashflow: $3,680

Break-even live

Break-even rent $4,155

Max offer price $475,000

Occupancy floor 53%

Sensitivity live

Price	-10% $4,009	-5% $3,845	+0% $3,680	+5% $3,516	+10% $3,352
Rent	-10% $2,984	-5% $3,332	+0% $3,680	+5% $4,029	+10% $4,377
Rate	-1.0pp $3,920	-0.5pp $3,801	base $3,680	+0.5pp $3,557	+1.0pp $3,432

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$8,816
Total (8 units)			$8,814

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 W Cranford Ave Valdosta, GA	3.0	3.0	2000	$1,650	$0.82	22d	1	0.11mi
210 W Cranford Ave Valdosta, GA	3.0	3.0	2000	$1,650	$0.82	45d	1	0.11mi
1903 Azalea Dr Valdosta, GA	3.0	2.0	2128	$2,500	$1.17	45d	1	0.26mi
2208 White Oak Dr Valdosta, GA	3.0	2.5	2194	$1,975	$0.90	45d	1	0.70mi
1109 Slater St Valdosta, GA	3.0	2.0	2079	$1,500	$0.72	45d	1	0.94mi
312 Eager Rd Valdosta, GA	3.0	3.0	1959	$1,895	$0.97	45d	1	1.06mi
1202 Kimberly Dr Valdosta, GA	3.0	2.5	1989	$1,600	$0.80	45d	1	1.18mi
501 W Gordon St Apt 2 Valdosta, GA	1.0	1.0	2455	$825	$0.34	22d	1	1.20mi
302 Hartsfield Ln Valdosta, GA	3.0	2.0	1975	$1,775	$0.90	45d	1	1.29mi
2124 Northwood Cir Valdosta, GA	3.0	2.5	2100	$1,850	$0.88	22d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $475,000 Active 141 DOM
2. 2026-06-19
   days on market $475,000 Active 139 DOM
3. 2026-06-18
   days on market $475,000 Active 138 DOM
4. 2026-06-17
   days on market $475,000 Active 137 DOM
5. 2026-06-16
   days on market $475,000 Active 136 DOM
6. 2026-06-15
   days on market $475,000 Active 135 DOM
7. 2026-06-14
   days on market $475,000 Active 133 DOM
8. 2026-06-13
   days on market $475,000 Active 132 DOM
9. 2026-06-10
   days on market $475,000 Active 130 DOM
10. 2026-06-09
    days on market $475,000 Active 129 DOM
11. 2026-06-08
    days on market $475,000 Active 128 DOM
12. 2026-06-07
    days on market $475,000 Active 127 DOM
13. 2026-06-05
    days on market $475,000 Active 124 DOM
14. 2026-06-03
    days on market $475,000 Active 123 DOM
15. 2026-06-02
    days on market $475,000 Active 122 DOM
16. 2026-06-01
    days on market $475,000 Active 121 DOM
17. 2026-05-31
    days on market $475,000 Active 120 DOM
18. 2026-05-30
    days on market $475,000 Active 119 DOM
19. 2026-04-29
    price $475,000 686-char remark

    Show marketing remark (686 chars)

    Rare opportunity to own an 8-unit multifamily investment. Each unit consist of 1-bedroom, 1-bathroom. This income-producing property is ideal for investors seeking a value-add or stabilized rental asset. Each unit features hardwood flooring throughout and comes equipped with a refrigerator and stove, offering low-maintenance functionality for long-term or short-term rental strategies. Tenants have access to a shared washer and dryer, increasing rental appeal. Major capital improvements include a newer roof and central HVAC system approximately 7 years old, helping reduce future maintenance expenses. The property layout supports efficient operations and consistent rental demand.

20. 2026-01-30
    listed $499,900 Active 686-char remark

    Show marketing remark (686 chars)

    Rare opportunity to own an 8-unit multifamily investment. Each unit consist of 1-bedroom, 1-bathroom. This income-producing property is ideal for investors seeking a value-add or stabilized rental asset. Each unit features hardwood flooring throughout and comes equipped with a refrigerator and stove, offering low-maintenance functionality for long-term or short-term rental strategies. Tenants have access to a shared washer and dryer, increasing rental appeal. Major capital improvements include a newer roof and central HVAC system approximately 7 years old, helping reduce future maintenance expenses. The property layout supports efficient operations and consistent rental demand.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $105,768
• − Mortgage interest: −$26,607
• − Property taxes: −$7,125
• − Insurance: −$2,375
• − Repairs & maintenance: −$8,461
• − Management: −$8,461
• − Depreciation: −$13,818
• Taxable income: $38,920
• Est. tax owed @ 24.0%: −$9,341
• After-tax cash flow: $34,825/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multifamily property requires moderate renovations to its kitchens and bathrooms, but has a good roof and central HVAC system. Landscaping and exterior painting would also improve its curb appeal.

Repairs flagged

• Major kitchen appliances — need replacement
• Major bathroom fixtures — need replacement

Value-add opportunities

• Both new kitchen appliances — improves both resale and rental appeal
• Both new bathroom fixtures — enhances both resale and rental appeal
• Rental landscaping — enhances curb appeal and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · need replacement	Major	$15,000–50,000
bathroom fixtures · need replacement	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both new kitchen appliances — improves both resale and rental appeal ↑
• Both new bathroom fixtures — enhances both resale and rental appeal ↑
• Rental landscaping — enhances curb appeal and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

-5.0% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $475,000 SGMLS
• 2026-01-30 Listed $499,900 SGMLS