3994 Old Quitman Hwy · Valdosta, GA 31601

$180,000

3 bd · 2.0 ba · 1,128 sqft · SingleFamily public records · 3 Days on market

Built 1987 1.04 ac lot $160/sqft · 6% below area Est $192k · 6% under

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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).

• ARV discount +10.3/15.0
• Cash flow +10.2/30.0
• Schools +4.7/10.0
• Rent growth +4.6/5.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Fenced space, edible landscaping, and a move-in ready home—this one checks all the boxes. Welcome to this cozy and well-maintained 3-bedroom, 2-bath home in Valdosta, Georgia, offering the perfect blend of comfort, functionality, and charm. Inside, you'll find a clean, inviting space that makes settling in feel effortless. Step outside and discover what truly sets this property apart—a gigantic fenced backyard designed for both relaxation and self-sufficiency. Enjoy your very own edible landscape, perfect for fresh herbs, fruits, and seasonal gardening, along with a chicken coop ready for your backyard homestead dreams. A storage shed provides extra space for tools, hobbies, or

Key facts

• Metal roof
• Edible landscaping
• Fenced space

Tags

• FENCED SPACE
• EDIBLE LANDSCAPING
• GIGANTIC FENCED BACKYARD
• CHICKEN COOP
• STORAGE SHED
• METAL ROOF

Property features AI

Exterior

• Utilities: Private well water; Septic tank
• Home design: Single-family residence; One story
• Construction: Brick veneer construction; Metal roof
• Exterior features: Patio; Fenced yard

Interior

• Kitchen: Dishwasher, Microwave, Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump
• Interior features: Dishwasher, Microwave, Refrigerator; Vinyl flooring; Heat pump heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (30.3% below list).
• Recommended offer: $126k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: crime F, amenities F, commute F.
• Lowndes County (rural): math 59% / reading 52% proficiency, ranked #8 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Westside Elementary School (math 62% / reading 53%, grade C+, #150 of 1,228 statewide, top 12%, 937 students, 41% FRL); Lowndes Middle School (math 39% / reading 45%, grade D-, #126 of 470 statewide, top 28%, 840 students, 72% FRL); Lowndes High School (math 69% / reading 51%, grade C+, #14 of 424 statewide, top 3%, 3,201 students, 39% FRL).
• Market conditions: Rents rising fast (+8.3%/yr); 201 active listings in the ZIP; lower-income renter base — watch delinquency; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $125,510 (30.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 12.0

CMA / ARV

• ARV (median comp): $191,830
• List price: $180,000
• Delta: -6.17%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3994 Old Quitman Hwy	0.00mi	3/2.0	1,128 (0%)	0mo	$178,750	$158	100
4000 Old Quitman Hwy	0.02mi	3/1.0	1,175 (+4%)	23mo	$204,000	$174	69

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: -15.6%
• Equity multiple: 0.42×
• Total profit: $-29,036
• Equity at exit: $26,839

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-3,673
• Equity at exit: $15,563

Cash invested: $50,400 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$74 /mo · $882/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-101

Break-even live

Break-even rent $1,383

Max offer price $162,172

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-50	+0% $-101	+5% $-152	+10% $-203
Rent	-10% $-200	-5% $-150	+0% $-101	+5% $-51	+10% $-2
Rate	-1.0pp $-10	-0.5pp $-55	base $-101	+0.5pp $-148	+1.0pp $-195

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-03
   status Pending 1032-char remark
2. 2026-05-03
   status Active 1032-char remark
3. 2026-04-24
   status Pending 1032-char remark
4. 2026-04-22
   listed $180,000 Active 1032-char remark
5. 2021-05-24
   soldstatus $145,000
6. 2014-01-03
   soldstatus $70,162
7. 2007-03-30
   soldstatus $87,000
8. 2003-03-22
   soldstatus $65,000
9. 2000-08-09
   soldstatus $49,500
10. 1992-05-07
    soldstatus $39,000
11. 1987-11-17
    soldstatus $40,500

ⓘ 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: $882 · $74/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$774/yr (+$64/mo · 87.7%)

ⓘ 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 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: $15,061
• − Mortgage interest: −$10,083
• − Property taxes: −$882
• − Insurance: −$900
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$5,236
• Taxable loss: −$4,450
• Est. tax savings @ 24.0%: +$1,068
• After-tax cash flow: $-143/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: Lowndes County
• NCES district ID: 1303390
• Math proficiency: 59% ▼ -1.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $48,221
• Composite: 47.21/100
• National rank: #2317
• State rank: #8 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

• 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

+341.4% since first listed

12 events — show timeline

• 2026-06-10 Sold (MLS) $178,750 SGMLS
• 2026-05-03 Pending — SGMLS
• 2026-05-03 Relisted — SGMLS
• 2026-04-24 Pending — SGMLS
• 2026-04-22 Listed $180,000 SGMLS
• 2021-05-24 Sold (Public Records) $145,000 Public Records
• 2014-01-03 Sold (Public Records) $70,162 Public Records
• 2007-03-30 Sold (Public Records) $87,000 Public Records
• 2003-03-22 Sold (Public Records) $65,000 Public Records
• 2000-08-09 Sold (Public Records) $49,500 Public Records
• 1992-05-07 Sold (Public Records) $39,000 Public Records
• 1987-11-17 Sold (Public Records) $40,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $882 · +5.2% YoY. Source: county tax records.