802 E Gordon St · Valdosta, GA 31601

$25,900

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 121 Days on market

Built 1978 7,405 sqft lot

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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 +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

Great residential investment property with loads of potential in a desirable area within city limits. This property offers easy access to shopping, dining, and everyday conveniences, perfect for investors or owner-occupants alike. With strong rental demand in the neighborhood and proximity to popular retail and restaurant destinations, this is a smart addition to any portfolio. Don't miss the chance. Call today!

Key facts

• 7,405 sq ft lot
• Built 1978
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($843 rent vs $26k).
• Recommended offer: $23k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.0% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $179 of loan paydown is wiped out by about $777 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 1978 — 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: 3.25% ✓
• Cap rate: 28.96%
• Cash-on-cash: 80.94%
• DSCR: 4.60
• GRM: 2.6

CMA / ARV

• ARV (median comp): $245,412
• List price: $25,900
• Delta: -89.45%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
738 E East Ann St	0.28mi	2/1.0	744 (+2%)	5mo	$55,000	$74	80
705 E Adair St	0.13mi	3/2.0 (+1)	710 (-2%)	10mo	$127,000	$179	72
604 E Brookwood Dr	0.56mi	2/1.0	720 (-1%)	0mo	$70,000	$97	72
700 East Ann St	0.36mi	2/1.0	736 (+1%)	16mo	$46,000	$63	69
624 E Brookwood Dr	0.49mi	2/1.0	720 (-1%)	12mo	$37,000	$51	66
753 E Brookwood Dr	0.40mi	2/1.0	768 (+6%)	11mo	$41,000	$53	63
747 E Brookwood Dr	0.39mi	3/1.0 (+1)	768 (+6%)	8mo	$73,000	$95	61
809 E Brookwood Dr	0.41mi	3/1.0 (+1)	768 (+6%)	9mo	$88,000	$115	59
800 E Brookwood Dr	0.43mi	3/1.0 (+1)	783 (+8%)	7mo	$74,500	$95	57
826 E Brookwood Pl	0.54mi	3/1.0 (+1)	738 (+1%)	24mo	$40,000	$54	48
822 Stillwater Dr	0.68mi	3/1.0 (+1)	828 (+14%)	4mo	$33,000	$40	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 86.7%
• Equity multiple: 5.33×
• Total profit: $31,420
• Equity at exit: $3,862

10-year hold

• IRR: 91.0%
• Equity multiple: 13.11×
• Total profit: $87,786
• Equity at exit: $2,239

Cash invested: $7,252 (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: 2.6×

Monthly cashflow live

• Estimated rent: $843 high
• Mortgage (P&I): −$136
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $489

Break-even live

Break-even rent $223

Max offer price $25,900

Occupancy floor 37%

Sensitivity live

Price	-10% $504	-5% $496	+0% $489	+5% $482	+10% $474
Rent	-10% $423	-5% $456	+0% $489	+5% $522	+10% $556
Rate	-1.0pp $502	-0.5pp $496	base $489	+0.5pp $482	+1.0pp $476

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: $6,475
• Closing costs: $777
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 E Adair St Unit 4 Valdosta, GA	1.0	1.0	700	$550	$0.79	44d	1	0.58mi
604 E Brookwood Dr Valdosta, GA	2.0	1.0	720	$995	$1.38	44d	1	0.58mi
615 Vallotton Dr Unit A3 Valdosta, GA	1.0	1.0	568	$550	$0.97	22d	1	0.68mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,044	$1.17	44d	54	0.88mi
114 High St Valdosta, GA	1.0	1.0	609	$650	$1.07	44d	1	1.41mi

Listing history 23 events

1. 2026-06-21
   days on market $25,900 Active 121 DOM
2. 2026-06-19
   days on market $25,900 Active 119 DOM
3. 2026-06-18
   days on marketlisting id $25,900 Active 118 DOM
4. 2026-06-17
   days on market $25,900 Active 117 DOM
5. 2026-06-16
   days on market $25,900 Active 116 DOM
6. 2026-06-15
   days on market $25,900 Active 115 DOM
7. 2026-06-14
   days on market $25,900 Active 113 DOM
8. 2026-06-13
   days on market $25,900 Active 112 DOM
9. 2026-06-10
   days on market $25,900 Active 110 DOM
10. 2026-06-09
    days on market $25,900 Active 109 DOM
11. 2026-06-08
    days on market $25,900 Active 108 DOM
12. 2026-06-07
    days on market $25,900 Active 107 DOM
13. 2026-06-05
    days on market $25,900 Active 104 DOM
14. 2026-06-03
    days on market $25,900 Active 103 DOM
15. 2026-06-02
    days on market $25,900 Active 102 DOM
16. 2026-06-01
    days on market $25,900 Active 101 DOM
17. 2026-05-31
    days on market $25,900 Active 100 DOM
18. 2026-05-30
    days on market $25,900 Active 99 DOM
19. 2026-03-18
    price $25,900 415-char remark

    Show marketing remark (415 chars)

    Great residential investment property with a ton of potential in a desirable area within city limits. This property offers easy access to shopping, dining, and everyday conveniences, perfect for investors or owner-occupants alike. With strong rental demand in the neighborhood and proximity to popular retail and restaurant destinations, this is a smart addition to any portfolio. Don't miss the chance! Call today!

20. 2026-03-18
    price $25,900 415-char remark

    Show marketing remark (415 chars)

    Great residential investment property with a ton of potential in a desirable area within city limits. This property offers easy access to shopping, dining, and everyday conveniences, perfect for investors or owner-occupants alike. With strong rental demand in the neighborhood and proximity to popular retail and restaurant destinations, this is a smart addition to any portfolio. Don't miss the chance! Call today!

21. 2026-02-20
    listed $39,900 Active 415-char remark

    Show marketing remark (415 chars)

    Great residential investment property with a ton of potential in a desirable area within city limits. This property offers easy access to shopping, dining, and everyday conveniences, perfect for investors or owner-occupants alike. With strong rental demand in the neighborhood and proximity to popular retail and restaurant destinations, this is a smart addition to any portfolio. Don't miss the chance! Call today!

22. 2026-02-17
    listed $39,900 New 415-char remark

    Show marketing remark (415 chars)

    Great residential investment property with loads of potential in a desirable area within city limits. This property offers easy access to shopping, dining, and everyday conveniences, perfect for investors or owner-occupants alike. With strong rental demand in the neighborhood and proximity to popular retail and restaurant destinations, this is a smart addition to any portfolio. Don't miss the chance. Call today!

23. 2007-05-01
    soldstatus $24,000

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $358 · $30/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 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: $10,111
• − Mortgage interest: −$1,451
• − Property taxes: −$358
• − Insurance: −$130
• − Repairs & maintenance: −$809
• − Management: −$809
• − Depreciation: −$753
• Taxable income: $5,801
• Est. tax owed @ 24.0%: −$1,392
• After-tax cash flow: $4,477/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

+7.9% since first listed

5 events — show timeline

• 2026-03-18 Price Changed $25,900 GAMLS
• 2026-03-18 Price Changed $25,900 SGMLS
• 2026-02-20 Listed $39,900 SGMLS
• 2026-02-17 Listed $39,900 GAMLS
• 2007-05-01 Sold (Public Records) $24,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $358 · +26.4% YoY. Source: county tax records.