718 E Brookwood Pl · Valdosta, GA 31601

$71,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 92 Days on market

Built 1976 8,276 sqft lot $77/sqft · 18% above area Est $60k · 18% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Rent growth +4.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained investment property featuring a 3 bedroom, 1 bathroom home with a long-term tenant in place, providing immediate rental income. The exterior has been freshly painted and the property offers a nice sized back yard fenced on three sides. Home is being sold AS IS. To respect tenant occupancy, showings are available by appointment with an accepted offer.

Key facts

• Long term tenant
• Investment property
• Nice sized back yard

Tags

• INVESTMENT PROPERTY
• LONG TERM TENANT
• RENTAL INCOME
• FRESHLY PAINTED EXTERIOR
• NICE SIZED BACK YARD
• FENCED ON THREE SIDES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $65k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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); 201 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 34% 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 $491 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 92 days — a 9% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $7k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $71k implies a 103% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,610 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.44% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.04%
• DSCR: 1.98
• GRM: 5.8

CMA / ARV

• ARV (median comp): $60,267
• List price: $71,000
• Delta: 17.81%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 N Troup St	0.30mi	2/1.0 (-1)	892 (-4%)	4mo	$13,000	$15	72
722 E Jane St	0.14mi	3/1.0	1,044 (+13%)	1mo	$76,500	$73	71
515 E Mary St	0.35mi	3/1.0	1,000 (+8%)	2mo	$94,900	$95	69
822 Stillwater Dr	0.36mi	3/1.0	828 (-10%)	4mo	$33,000	$40	62
1706 Clover Dr	0.39mi	3/1.0	1,012 (+9%)	8mo	$70,000	$69	60
1507 Vallotton Dr	0.41mi	3/1.0	1,016 (+10%)	8mo	$90,000	$89	57
907 E Gordon St	0.54mi	2/1.0 (-1)	871 (-6%)	5mo	$23,000	$26	56
1714 Clover Dr	0.43mi	2/1.0 (-1)	849 (-8%)	7mo	$96,000	$113	56
703 E Cranford Ave	0.59mi	3/1.0	1,053 (+14%)	2mo	$158,000	$150	48
507 N Barack Obama Blvd	0.69mi	3/1.0	1,032 (+12%)	6mo	$79,900	$77	44
927 Jamestown Dr	0.56mi	3/2.0	1,056 (+14%)	10mo	$130,750	$124	38
1807 Iola Dr	0.71mi	2/1.0 (-1)	1,027 (+11%)	9mo	$97,500	$95	36

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: 20.0%
• Equity multiple: 1.86×
• Total profit: $17,134
• Equity at exit: $10,586

10-year hold

• IRR: 31.3%
• Equity multiple: 4.49×
• Total profit: $69,389
• Equity at exit: $6,139

Cash invested: $19,880 (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: 201
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,022 high
• Mortgage (P&I): −$372
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $365

Break-even live

Break-even rent $560

Max offer price $71,000

Occupancy floor 59%

Sensitivity live

Price	-10% $405	-5% $385	+0% $365	+5% $345	+10% $325
Rent	-10% $284	-5% $325	+0% $365	+5% $405	+10% $446
Rate	-1.0pp $401	-0.5pp $383	base $365	+0.5pp $347	+1.0pp $328

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 Vallotton Dr Valdosta, GA	3.0	1.0	984	$900	$0.91	44d	1	0.13mi
743 E Brookwood Dr Valdosta, GA	2.0	1.0	906	$895	$0.99	44d	1	0.14mi
803 Lausanne Dr Valdosta, GA	3.0	1.0	994	$1,095	$1.10	44d	1	0.22mi
604 E Brookwood Dr Valdosta, GA	2.0	1.0	720	$995	$1.38	44d	1	0.27mi
1701 N Troup St Valdosta, GA	2.0	1.0	756	$750	$0.99	22d	1	0.38mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,260	$1.42	44d	54	0.41mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	22d	1	0.43mi
1716 Charlton St Valdosta, GA	2.0	1.0	833	$825	$0.99	44d	1	0.51mi
1616 E Moore St Apt 19 Valdosta, GA	2.0	1.0	1029	$825	$0.80	44d	1	0.56mi
1425 E Park Ave Valdosta, GA	1.0–2.0	1.0–2.0	917	$1,095	$1.19	22d	2	0.63mi
720 E Park Ave Unit 6 Valdosta, GA	2.0	1.0	850	$650	$0.76	22d	1	0.69mi
713 Lakeland Ave Valdosta, GA	2.0	1.0	1047	$895	$0.85	44d	1	0.75mi
522 Green St Valdosta, GA	2.0	1.0	1020	$900	$0.88	22d	1	0.78mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	44d	1	0.79mi
304 E Cranford Ave Valdosta, GA	2.0	1.0	980	$850	$0.87	44d	1	0.84mi
1005 Langdale Dr Unit B Valdosta, GA	2.0	1.0	879	$700	$0.80	22d	1	0.85mi
1010 N Toombs St Valdosta, GA	2.0	1.5	1056	$1,000	$0.95	22d	3	0.94mi
1005 N Oak St Valdosta, GA	3.0	1.0	1087	$795	$0.73	44d	1	0.98mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	44d	1	0.99mi
2205 Bemiss Rd Valdosta, GA	2.0	1.0	880	$1,095	$1.24	44d	3	0.99mi
1004 N Oak St Valdosta, GA	1.0–2.0	1.0	866	$750	$0.87	22d	3	1.01mi
1029 Johnson St Valdosta, GA	2.0	1.0	986	$900	$0.91	44d	1	1.03mi
1632 Lexington Cir Valdosta, GA	3.0	2.0	1104	$1,395	$1.26	44d	1	1.04mi
2324 Sterling Pl Valdosta, GA	3.0	1.0	1124	$1,095	$0.97	22d	1	1.16mi
2314 Pineview Dr Apt A Valdosta, GA	2.0	1.0	940	$900	$0.96	44d	1	1.17mi
200 W Cranford Ave Valdosta, GA	2.0	2.0	950	$1,225	$1.29	22d	3	1.18mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,600	$1.33	22d	3	1.24mi
2305 Bemiss Rd Unit T16 Valdosta, GA	2.0	1.5	896	$850	$0.95	44d	1	1.34mi
1709 Azalea Dr Apt B Valdosta, GA	2.0	1.0	775	$1,250	$1.61	22d	1	1.34mi
2709 Pineview Dr Unit A Valdosta, GA	2.0	2.5	1000	$995	$0.99	44d	1	1.37mi
808 Lilly St Apt B Valdosta, GA	3.0	1.0	872	$895	$1.03	44d	1	1.46mi
2437 University Dr Valdosta, GA	3.0	1.0	879	$1,175	$1.34	44d	1	1.49mi

Listing history 28 events

1. 2026-06-21
   days on market $71,000 Active 92 DOM
2. 2026-06-19
   days on market $71,000 Active 90 DOM
3. 2026-06-18
   days on market $71,000 Active 89 DOM
4. 2026-06-17
   days on market $71,000 Active 88 DOM
5. 2026-06-16
   days on market $71,000 Active 87 DOM
6. 2026-06-15
   days on market $71,000 Active 86 DOM
7. 2026-06-14
   days on market $71,000 Active 84 DOM
8. 2026-06-13
   days on market $71,000 Active 83 DOM
9. 2026-06-10
   days on market $71,000 Active 81 DOM
10. 2026-06-09
    days on market $71,000 Active 80 DOM
11. 2026-06-08
    days on market $71,000 Active 79 DOM
12. 2026-06-07
    days on market $71,000 Active 78 DOM
13. 2026-06-05
    days on market $71,000 Active 75 DOM
14. 2026-06-03
    days on market $71,000 Active 74 DOM
15. 2026-06-02
    days on market $71,000 Active 73 DOM
16. 2026-06-01
    days on market $71,000 Active 72 DOM
17. 2026-05-31
    days on market $71,000 Active 71 DOM
18. 2026-05-30
    days on market $71,000 Active 70 DOM
19. 2026-05-20
    status Active 368-char remark

    Show marketing remark (368 chars)

    Well maintained investment property featuring a 3 bedroom, 1 bathroom home with a long-term tenant in place, providing immediate rental income. The exterior has been freshly painted and the property offers a nice sized back yard fenced on three sides. Home is being sold AS IS. To respect tenant occupancy, showings are available by appointment with an accepted offer.

20. 2026-05-09
    status Pending 368-char remark

    Show marketing remark (368 chars)

    Well maintained investment property featuring a 3 bedroom, 1 bathroom home with a long-term tenant in place, providing immediate rental income. The exterior has been freshly painted and the property offers a nice sized back yard fenced on three sides. Home is being sold AS IS. To respect tenant occupancy, showings are available by appointment with an accepted offer.

21. 2026-04-24
    status Active 368-char remark

    Show marketing remark (368 chars)

    Well maintained investment property featuring a 3 bedroom, 1 bathroom home with a long-term tenant in place, providing immediate rental income. The exterior has been freshly painted and the property offers a nice sized back yard fenced on three sides. Home is being sold AS IS. To respect tenant occupancy, showings are available by appointment with an accepted offer.

22. 2026-03-15
    status Pending 368-char remark

    Show marketing remark (368 chars)

    Well maintained investment property featuring a 3 bedroom, 1 bathroom home with a long-term tenant in place, providing immediate rental income. The exterior has been freshly painted and the property offers a nice sized back yard fenced on three sides. Home is being sold AS IS. To respect tenant occupancy, showings are available by appointment with an accepted offer.

23. 2026-01-29
    listed $78,000 Active 368-char remark

    Show marketing remark (368 chars)

    Well maintained investment property featuring a 3 bedroom, 1 bathroom home with a long-term tenant in place, providing immediate rental income. The exterior has been freshly painted and the property offers a nice sized back yard fenced on three sides. Home is being sold AS IS. To respect tenant occupancy, showings are available by appointment with an accepted offer.

24. 2021-11-11
    soldstatus $35,000
25. 2021-09-03
    listed $39,900
26. 2006-02-08
    soldstatus $45,000
27. 1986-05-01
    soldstatus $5,600
28. 1977-08-12
    soldstatus $18,800

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $653 · $54/mo
• Expected delta: +$167/yr (+$14/mo · 34.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $12,266
• − Mortgage interest: −$3,977
• − Property taxes: −$487
• − Insurance: −$355
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$2,065
• Taxable income: $3,420
• Est. tax owed @ 24.0%: −$821
• After-tax cash flow: $3,560/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

+314.9% since first listed

10 events — show timeline

• 2026-05-20 Relisted — SGMLS
• 2026-05-09 Pending — SGMLS
• 2026-04-24 Relisted — SGMLS
• 2026-03-15 Pending — SGMLS
• 2026-01-29 Listed $78,000 SGMLS
• 2021-11-11 Sold (MLS) $35,000 SGMLS
• 2021-09-03 Listed $39,900 SGMLS
• 2006-02-08 Sold (Public Records) $45,000 Public Records
• 1986-05-01 Sold (Public Records) $5,600 Public Records
• 1977-08-12 Sold (Public Records) $18,800 Public Records

Property tax history

+3.7%/yr

Latest (2025): $487 · +26.7% YoY. Source: county tax records.