217 N Troup St · Valdosta, GA 31601

$69,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 156 Days on market

Built 1963 10,454 sqft lot $81/sqft · 66% above area ↓ 3% since listing

---

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 +7.7/10.0
• 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

Nice 2 bed 1 bath home that is currently rented for $825/month. This property can be bought in a package deal with MLS #1000060596 (519 N Lee ST. , Valdosta GA).

Key facts

• 0.24 acre lot
• Listed 155 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($886 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: J. L. Lomax Elementary School (math 13% / reading 14%, grade F, #1,027 of 1,228 statewide, top 84%, 596 students, 92% FRL); Newbern Middle School (math 10% / reading 18%, grade F, #405 of 470 statewide, top 86%, 806 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 94% FRL vs 74% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.3%/yr); 201 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 16% 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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: 1.27% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.15%
• DSCR: 1.72
• GRM: 6.6

CMA / ARV

• ARV (median comp): $42,159
• List price: $69,900
• Delta: 65.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 E Gordon St	0.49mi	2/1.0	871 (+1%)	5mo	$23,000	$26	72
1012 N Troup St	0.63mi	2/1.0	892 (+3%)	4mo	$13,000	$15	62
410 West Adair St	0.75mi	2/1.0	894 (+4%)	2mo	$15,000	$17	58
1011 Cypress St	0.49mi	2/1.0	896 (+4%)	23mo	$42,000	$47	52
738 E East Ann St	0.74mi	2/1.0	744 (-14%)	5mo	$55,000	$74	39
700 East Ann St	0.70mi	2/1.0	736 (-15%)	16mo	$46,000	$63	30

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: 12.3%
• Equity multiple: 1.52×
• Total profit: $10,117
• Equity at exit: $10,422

10-year hold

• IRR: 24.7%
• Equity multiple: 3.64×
• Total profit: $51,665
• Equity at exit: $6,044

Cash invested: $19,572 (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: 6.6×

Monthly cashflow live

• Estimated rent: $886 high
• Mortgage (P&I): −$367
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $263

Break-even live

Break-even rent $553

Max offer price $69,900

Occupancy floor 65%

Sensitivity live

Price	-10% $303	-5% $283	+0% $263	+5% $244	+10% $224
Rent	-10% $193	-5% $228	+0% $263	+5% $298	+10% $333
Rate	-1.0pp $299	-0.5pp $281	base $263	+0.5pp $245	+1.0pp $227

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 Green St Valdosta, GA	2.0	1.0	1020	$900	$0.88	22d	1	0.22mi
205 E Adair St Unit 4 Valdosta, GA	1.0	1.0	700	$550	$0.79	45d	1	0.43mi
200 W Adair St Unit A9 Valdosta, GA	1.0	1.0	900	$895	$0.99	22d	1	0.62mi
1010 N Toombs St Valdosta, GA	2.0	1.5	1056	$1,000	$0.95	22d	3	0.76mi
1005 N Oak St Valdosta, GA	3.0	1.0	1087	$795	$0.73	45d	1	0.77mi
1004 N Oak St Valdosta, GA	1.0–2.0	1.0	866	$750	$0.87	22d	3	0.80mi
743 E Brookwood Dr Valdosta, GA	2.0	1.0	906	$895	$0.99	45d	1	0.84mi
1029 Johnson St Valdosta, GA	2.0	1.0	986	$900	$0.91	45d	1	0.84mi
604 E Brookwood Dr Valdosta, GA	2.0	1.0	720	$995	$1.38	45d	1	0.86mi
825 Bethune Dr Valdosta, GA	3.0	1.0	834	$895	$1.07	22d	1	0.95mi
803 Lausanne Dr Valdosta, GA	3.0	1.0	994	$1,095	$1.10	45d	1	0.99mi
615 Vallotton Dr Unit A3 Valdosta, GA	1.0	1.0	568	$550	$0.97	22d	1	1.02mi
722 Vallotton Dr Valdosta, GA	3.0	1.0	984	$900	$0.91	45d	1	1.03mi
1205 Bethune St Unit A Valdosta, GA	2.0	1.5	1100	$1,000	$0.91	22d	1	1.11mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	22d	1	1.15mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	45d	1	1.20mi
808 Lilly St Apt B Valdosta, GA	3.0	1.0	872	$895	$1.03	45d	1	1.23mi
1701 N Troup St Valdosta, GA	2.0	1.0	756	$750	$0.99	22d	1	1.24mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,044	$1.17	45d	54	1.31mi
207 E Moore St Unit J Valdosta, GA	1.0	1.0	850	$700	$0.82	45d	1	1.32mi
207 E Moore St Unit L Valdosta, GA	1.0	1.0	850	$700	$0.82	22d	1	1.32mi
1616 E Moore St Apt 19 Valdosta, GA	2.0	1.0	1029	$825	$0.80	45d	1	1.34mi
1716 Charlton St Valdosta, GA	2.0	1.0	833	$825	$0.99	45d	1	1.34mi
1342 Partridge Pl Unit A Valdosta, GA	2.0	1.0	878	$895	$1.02	45d	1	1.40mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	45d	1	1.47mi

Listing history 25 events

1. 2026-06-21
   days on market $69,900 Active 156 DOM
2. 2026-06-19
   days on market $69,900 Active 154 DOM
3. 2026-06-18
   days on market $69,900 Active 153 DOM
4. 2026-06-17
   days on market $69,900 Active 152 DOM
5. 2026-06-17
   pricedays on market $69,900 Active 151 DOM
6. 2026-06-05
   days on market $72,900 Active 148 DOM
7. 2026-06-03
   days on market $72,900 Active 147 DOM
8. 2026-06-02
   days on market $72,900 Active 146 DOM
9. 2026-06-01
   days on market $72,900 Active 145 DOM
10. 2026-05-31
    days on market $72,900 Active 144 DOM
11. 2026-05-30
    days on market $72,900 Active 143 DOM
12. 2026-02-24
    price $72,900 161-char remark

    Show marketing remark (161 chars)

    Nice 2 bed 1 bath home that is currently rented for $825/month. This property can be bought in a package deal with MLS #1000060596 (519 N Lee ST. , Valdosta GA).

13. 2026-01-07
    listed $77,900 Active 161-char remark

    Show marketing remark (161 chars)

    Nice 2 bed 1 bath home that is currently rented for $825/month. This property can be bought in a package deal with MLS #1000060596 (519 N Lee ST. , Valdosta GA).

14. 2024-03-01
    soldstatus $60,000 Closed 190-char remark

    Show marketing remark (190 chars)

    Charming 2 bedroom 1 bath home, updated flooring, kitchen and bath. New Roof! Currently rented for $725.00. Lease is month to month. THIS PROPERTY IS SOLD with the adjacent lot 301 N. TROUP!

15. 2024-03-01
    soldstatus $120,000

    Show marketing remark (190 chars)

    Charming 2 bedroom 1 bath home, updated flooring, kitchen and bath. New Roof! Currently rented for $725.00. Lease is month to month. THIS PROPERTY IS SOLD with the adjacent lot 301 N. TROUP!

16. 2024-01-29
    status Pending 190-char remark

    Show marketing remark (190 chars)

    Charming 2 bedroom 1 bath home, updated flooring, kitchen and bath. New Roof! Currently rented for $725.00. Lease is month to month. THIS PROPERTY IS SOLD with the adjacent lot 301 N. TROUP!

17. 2024-01-11
    status Active 190-char remark

    Show marketing remark (190 chars)

    Charming 2 bedroom 1 bath home, updated flooring, kitchen and bath. New Roof! Currently rented for $725.00. Lease is month to month. THIS PROPERTY IS SOLD with the adjacent lot 301 N. TROUP!

18. 2023-11-13
    status Pending 190-char remark

    Show marketing remark (190 chars)

    Charming 2 bedroom 1 bath home, updated flooring, kitchen and bath. New Roof! Currently rented for $725.00. Lease is month to month. THIS PROPERTY IS SOLD with the adjacent lot 301 N. TROUP!

19. 2023-10-19
    listed $63,900 Active 190-char remark

    Show marketing remark (190 chars)

    Charming 2 bedroom 1 bath home, updated flooring, kitchen and bath. New Roof! Currently rented for $725.00. Lease is month to month. THIS PROPERTY IS SOLD with the adjacent lot 301 N. TROUP!

20. 2018-04-05
    soldstatus $64,568
21. 2011-09-30
    soldstatus $42,200
22. 2008-03-18
    soldstatus $30,000
23. 1994-03-31
    soldstatus $10,293
24. 1992-12-11
    soldstatus $19,000
25. 1981-04-01
    soldstatus $75,000

ⓘ 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: $492 · $41/mo
• Projected year-2 tax: $643 · $54/mo
• Expected delta: +$151/yr (+$13/mo · 30.8%)

ⓘ 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 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: $10,634
• − Mortgage interest: −$3,915
• − Property taxes: −$492
• − Insurance: −$350
• − Repairs & maintenance: −$851
• − Management: −$851
• − Depreciation: −$2,033
• Taxable income: $2,142
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $2,647/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

-2.8% since first listed

14 events — show timeline

• 2026-02-24 Price Changed $72,900 SGMLS
• 2026-01-07 Listed $77,900 SGMLS
• 2024-03-01 Sold (Public Records) $120,000 Public Records
• 2024-03-01 Sold (MLS) $60,000 SGMLS
• 2024-01-29 Pending — SGMLS
• 2024-01-11 Relisted — SGMLS
• 2023-11-13 Pending — SGMLS
• 2023-10-19 Listed $63,900 SGMLS
• 2018-04-05 Sold (Public Records) $64,568 Public Records
• 2011-09-30 Sold (Public Records) $42,200 Public Records
• 2008-03-18 Sold (Public Records) $30,000 Public Records
• 1994-03-31 Sold (Public Records) $10,293 Public Records
• 1992-12-11 Sold (Public Records) $19,000 Public Records
• 1981-04-01 Sold (Public Records) $75,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $492 · +27.4% YoY. Source: county tax records.