3028 Schroer Dr · Valdosta, GA 31605

$165,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 19 Days on market

Built 2000 8,276 sqft lot Est $169k · at est.

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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).

• Cash flow +15.4/30.0
• ARV discount +8.6/15.0
• DSCR +4.7/10.0
• Rent growth +3.8/5.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a real deal, Large GR with plenty or room for large furniture. Large kitchen with all appliance presently in the kitchen, breakfast bar, Nice dining room, Nice sized master bedroom and a walk in closet plus shower tub combo, separate dressing area. 2 other nice sized Bedrooms and a good size hall bathroom. single garage, fenced yard, vinyl siding. Front porch, Make this nice home your home today.

Key facts

• Fenced yard
• Front porch
• Large kitchen

Tags

• LARGE KITCHEN
• BREAKFAST BAR
• WALK IN CLOSET
• FENCED YARD
• FRONT PORCH

Property features AI

Exterior

• Parking: 1-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story; Vinyl siding construction
• Construction: Vinyl siding
• Exterior features: Fenced yard

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Refrigerator
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $63 ($761/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (15.0% below list).
• Recommended offer: $140k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: crime F, amenities F, commute 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.
• Zoned schools: Sallas Mahone Elementary (math 22% / reading 21%, grade F, #845 of 1,228 statewide, top 69%, 1,078 students, 90% FRL); Valdosta Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 1,060 students, 95% FRL); Valdosta High School (math 7% / reading 24%, grade F, #290 of 424 statewide, top 69%, 2,381 students, 95% FRL) — zoned schools average 93% FRL vs 74% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 233 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).

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 19 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $77k; list at $165k implies a 114% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,327 (15.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $168,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3246 Wingfield Way	0.27mi	3/2.0	1,336 (+1%)	4mo	$199,900	$150	82
3017 Amy Cir	0.21mi	3/2.0	1,294 (-2%)	9mo	$160,000	$124	80
3077 Schroer Dr	0.17mi	3/2.0	1,229 (-7%)	12mo	$170,000	$138	71
203 Blue Pool Dr	0.23mi	3/2.0	1,123 (-15%)	1mo	$145,000	$129	63
3013 Kensington Ln	0.30mi	3/2.0	1,177 (-11%)	8mo	$144,000	$122	61
2712 Clayton Dr	0.69mi	3/2.0	1,312 (-1%)	8mo	$168,000	$128	60
3118 Wingfield Way	0.33mi	3/2.0	1,443 (+9%)	11mo	$214,000	$148	59
237 Blue Pool Dr	0.16mi	3/2.0	1,126 (-15%)	12mo	$143,000	$127	58
4002 Mulberry Pl	0.65mi	3/2.0	1,402 (+6%)	9mo	$180,000	$128	52
419 University Dr	0.63mi	3/2.0	1,233 (-7%)	12mo	$168,000	$136	49
339 Brookfield Rd	0.29mi	2/2.5 (-1)	1,139 (-14%)	13mo	$99,900	$88	46
4006 Mulberry Pl	0.70mi	3/2.0	1,496 (+13%)	10mo	$189,680	$127	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 · 5.07% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.57×
• Total profit: $-19,753
• Equity at exit: $24,602

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $619
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$865
• Tax from tax record: −$111 /mo · $1,334/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $63

Break-even live

Break-even rent $1,323

Max offer price $165,000

Occupancy floor 90%

Sensitivity live

Price	-10% $157	-5% $110	+0% $63	+5% $17	+10% $-30
Rent	-10% $-47	-5% $8	+0% $63	+5% $119	+10% $174
Rate	-1.0pp $147	-0.5pp $105	base $63	+0.5pp $21	+1.0pp $-23

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3027 Schroer Dr Valdosta, GA	3.0	2.0	1184	$1,295	$1.09	45d	1	0.02mi
3024 Will Dr Valdosta, GA	3.0	2.0	1200	$1,295	$1.08	45d	1	0.03mi
334 Sawgrass Dr Valdosta, GA	3.0	2.0	1150	$1,595	$1.39	23d	1	0.19mi
522 Heritage Pl Valdosta, GA	2.0	1.0	979	$1,050	$1.07	45d	1	0.21mi
439 Heritage Pl Valdosta, GA	2.0	1.0	983	$1,025	$1.04	23d	1	0.22mi
422 Connell Rd Valdosta, GA	2.0	3.0	1125	$1,050	$0.93	23d	1	0.28mi
360 Brookfield Rd Valdosta, GA	3.0	2.5	1278	$1,100	$0.86	45d	1	0.30mi
141 Blue Pool Dr Valdosta, GA	3.0	2.0	1109	$1,200	$1.08	23d	1	0.30mi
420 Connell Rd Valdosta, GA	1.0–3.0	1.0–2.0	1051	$1,375	$1.31	23d	8	0.34mi
5 Kensington Cir Valdosta, GA	3.0	2.0	1150	$1,495	$1.30	23d	1	0.35mi
3 Meadow Run Cir Unit F Valdosta, GA	2.0	1.0	920	$895	$0.97	45d	1	0.39mi
6 Meadow Run Cir Unit F Valdosta, GA	2.0	1.0	920	$895	$0.97	45d	1	0.44mi
411 Northside Dr Valdosta, GA	2.0	2.0	950	$795	$0.84	45d	1	0.53mi
411 Northside Dr Unit G5 Valdosta, GA	2.0	1.5	950	$795	$0.84	45d	1	0.53mi
100 Garden Dr Valdosta, GA	1.0–3.0	1.0–3.0	885	$2,075	$2.34	23d	13	0.57mi
3925 N Oak Street Ext Valdosta, GA	1.0–2.0	1.0–2.0	971	$1,225	$1.26	23d	1	0.75mi
3833 N Oak Street Ext Valdosta, GA	1.0–3.0	1.0–2.0	1022	$1,410	$1.38	23d	31	0.77mi
2437 University Dr Valdosta, GA	3.0	1.0	879	$1,175	$1.34	45d	1	0.80mi
3000 Ginny Dr Valdosta, GA	3.0	2.0	1174	$1,200	$1.02	45d	1	0.85mi
2305 Bemiss Rd Unit T16 Valdosta, GA	2.0	1.5	896	$850	$0.95	45d	1	0.87mi
3276 Oak Garden Dr Valdosta, GA	2.0	2.0	1040	$1,425	$1.37	45d	1	0.88mi
4112 Oak Dr Valdosta, GA	3.0	2.0	1349	$1,250	$0.93	23d	1	0.95mi
4022 Camellia Dr Unit 1 Valdosta, GA	2.0	1.0	1040	$895	$0.86	23d	1	0.95mi
3902 Danube Cir Valdosta, GA	3.0	2.0	1208	$1,150	$0.95	45d	1	0.97mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,600	$1.33	23d	3	0.97mi
4114 Oak Dr Unit 7 Valdosta, GA	2.0	1.0	984	$850	$0.86	23d	1	0.97mi
2600 Deborah Dr Valdosta, GA	3.0	1.0	1333	$1,495	$1.12	45d	1	1.01mi
407 Northfield Rd Valdosta, GA	3.0	2.0	1505	$1,395	$0.93	23d	1	1.09mi
413 Georgetown Cir Valdosta, GA	2.0	2.0	1178	$1,400	$1.19	45d	1	1.14mi
2878 Fawnwood Cir Valdosta, GA	3.0	2.0	1400	$3,000	$2.14	45d	1	1.21mi
3106 Sundance Cir Valdosta, GA	2.0	1.0	891	$750	$0.84	45d	1	1.21mi
2205 Bemiss Rd Valdosta, GA	2.0	1.0	880	$1,095	$1.24	45d	3	1.22mi
2324 Sterling Pl Valdosta, GA	3.0	1.0	1124	$1,095	$0.97	23d	1	1.27mi
2859 Fawnwood Cir Valdosta, GA	2.0	2.0	1173	$1,400	$1.19	23d	1	1.28mi
3120 Tyndall Dr Valdosta, GA	3.0	3.0	1200	$1,500	$1.25	45d	1	1.30mi
1005 Langdale Dr Unit B Valdosta, GA	2.0	1.0	879	$700	$0.80	23d	1	1.39mi
1717 Largo Cir Valdosta, GA	3.0	2.0	1206	$1,495	$1.24	45d	1	1.42mi
713 Lakeland Ave Valdosta, GA	2.0	1.0	1047	$895	$0.85	45d	1	1.46mi
4125 Sedgwyck Ln Valdosta, GA	3.0	2.0	1234	$1,350	$1.09	45d	1	1.47mi
1109 Timber Line Dr Valdosta, GA	3.0	2.0	1436	$1,300	$0.91	45d	1	1.50mi

Listing history 14 events

1. 2026-06-08
   status $165,000 Pending 19 DOM
2. 2026-06-07
   days on market $165,000 Active 19 DOM
3. 2026-06-05
   days on market $165,000 Active 16 DOM
4. 2026-06-03
   days on market $165,000 Active 15 DOM
5. 2026-06-02
   days on market $165,000 Active 14 DOM
6. 2026-06-01
   days on market $165,000 Active 13 DOM
7. 2026-05-31
   days on market $165,000 Active 12 DOM
8. 2026-05-30
   days on market $165,000 Active 11 DOM
9. 2026-05-19
   price $165,000
10. 2026-05-19
    listed $165 Active
11. 2017-05-31
    soldstatus $77,000
12. 2007-08-21
    soldstatus $110,600
13. 2004-06-24
    soldstatus $83,500
14. 2000-11-28
    soldstatus $76,900

ⓘ 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: $1,334 · $111/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$184/yr (+$15/mo · 13.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $16,839
• − Mortgage interest: −$9,243
• − Property taxes: −$1,334
• − Insurance: −$825
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$4,800
• Taxable loss: −$2,056
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $1,254/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): 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

+114.6% since first listed

7 events — show timeline

• 2026-06-07 Pending — SGMLS
• 2026-05-19 Price Changed $165,000 SGMLS
• 2026-05-19 Listed $165 SGMLS
• 2017-05-31 Sold (Public Records) $77,000 Public Records
• 2007-08-21 Sold (Public Records) $110,600 Public Records
• 2004-06-24 Sold (Public Records) $83,500 Public Records
• 2000-11-28 Sold (Public Records) $76,900 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,334 · -3.8% YoY. Source: county tax records.