2748 Jeannie St · Valdosta, GA 31601

$196,000

3 bd · 1.0 ba · 1,429 sqft · SingleFamily public records · 54 Days on market

Built 1975 0.46 ac lot $137/sqft · 18% below area Est $240k · 18% under

---

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 +15.0/15.0
• Cash flow +8.3/30.0
• Schools +4.7/10.0
• Rent growth +4.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location on quiet street in the county. Just south of Inner Perimeter. 3 bedroom, 2 baths. Tile and laminate throughout. No carpet. Kitchen has lots of counter space. Refrigerator, stove, and dishwasher to remain. Opens to breakfast room. Large laundry room. Fenced backyard. Storage shed. 1 car carport. Low maintenance vinyl siding. Minutes to town, airport, and I-75.

Key facts

• Stainless stove
• Laundry room
• Storage building

Tags

• LVP FLOORING
• STAINLESS REFRIGERATOR
• STAINLESS STOVE
• LAUNDRY ROOM
• PRIVATE PATIO
• STORAGE BUILDING

Property features AI

Exterior

• Utilities: Private well water; Septic tank
• Home design: Single-family residence; 1 story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Patio; Fenced yard

Interior

• Kitchen: Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Refrigerator
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (32.4% below list).
• Recommended offer: $133k (32.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.3% in Valdosta — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Moulton-Branch Elementary School (math 58% / reading 38%, grade D, #289 of 1,228 statewide, top 24%, 558 students, 71% 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) — zoned schools average 60% FRL vs 42% district-wide (19 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% 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 $6k 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 54 days — a 3% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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.
• Current owner paid $150k; 31% 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; major 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 $132,528 (32.4% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 12.3

CMA / ARV

• ARV (median comp): $239,758
• List price: $196,000
• Delta: -18.25%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2796 Judie Ann Rd	0.10mi	3/2.0	1,558 (+9%)	11mo	$225,000	$144	67

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: -18.1%
• Equity multiple: 0.34×
• Total profit: $-36,239
• Equity at exit: $29,224

10-year hold

• IRR: -3.3%
• Equity multiple: 0.73×
• Total profit: $-14,628
• Equity at exit: $16,946

Cash invested: $54,880 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$1,028
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-179

Break-even live

Break-even rent $1,552

Max offer price $164,314

Occupancy floor —

Sensitivity live

Price	-10% $-68	-5% $-124	+0% $-179	+5% $-235	+10% $-290
Rent	-10% $-284	-5% $-232	+0% $-179	+5% $-127	+10% $-75
Rate	-1.0pp $-81	-0.5pp $-130	base $-179	+0.5pp $-230	+1.0pp $-282

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2882 Copeland Rd Valdosta, GA	3.0	2.0	1248	$1,595	$1.28	23d	1	0.22mi

Listing history 28 events

1. 2026-06-21
   days on market $196,000 Active 54 DOM
2. 2026-06-19
   days on market $196,000 Active 52 DOM
3. 2026-06-18
   days on market $196,000 Active 51 DOM
4. 2026-06-17
   days on market $196,000 Active 50 DOM
5. 2026-06-16
   days on market $196,000 Active 49 DOM
6. 2026-06-15
   days on market $196,000 Active 48 DOM
7. 2026-06-14
   days on market $196,000 Active 46 DOM
8. 2026-06-13
   days on market $196,000 Active 45 DOM
9. 2026-06-10
   days on market $196,000 Active 43 DOM
10. 2026-06-09
    days on market $196,000 Active 42 DOM
11. 2026-06-08
    days on market $196,000 Active 41 DOM
12. 2026-06-07
    days on market $196,000 Active 40 DOM
13. 2026-06-05
    days on market $196,000 Active 37 DOM
14. 2026-06-03
    days on market $196,000 Active 36 DOM
15. 2026-06-02
    days on market $196,000 Active 35 DOM
16. 2026-06-01
    days on market $196,000 Active 34 DOM
17. 2026-05-31
    days on market $196,000 Active 33 DOM
18. 2026-05-30
    days on market $196,000 Active 32 DOM
19. 2026-04-28
    listed $196,000 Active 901-char remark
20. 2026-02-28
    historical
21. 2025-11-17
    listed $196,000 New
22. 2024-05-21
    soldstatus $150,000
23. 2024-05-20
    soldstatus $150,000 Closed

    Show marketing remark (376 chars)

    Great location on quiet street in the county. Just south of Inner Perimeter. 3 bedroom, 2 baths. Tile and laminate throughout. No carpet. Kitchen has lots of counter space. Refrigerator, stove, and dishwasher to remain. Opens to breakfast room. Large laundry room. Fenced backyard. Storage shed. 1 car carport. Low maintenance vinyl siding. Minutes to town, airport, and I-75.

24. 2024-04-26
    status Pending

    Show marketing remark (376 chars)

    Great location on quiet street in the county. Just south of Inner Perimeter. 3 bedroom, 2 baths. Tile and laminate throughout. No carpet. Kitchen has lots of counter space. Refrigerator, stove, and dishwasher to remain. Opens to breakfast room. Large laundry room. Fenced backyard. Storage shed. 1 car carport. Low maintenance vinyl siding. Minutes to town, airport, and I-75.

25. 2024-04-09
    status Active

    Show marketing remark (376 chars)

    Great location on quiet street in the county. Just south of Inner Perimeter. 3 bedroom, 2 baths. Tile and laminate throughout. No carpet. Kitchen has lots of counter space. Refrigerator, stove, and dishwasher to remain. Opens to breakfast room. Large laundry room. Fenced backyard. Storage shed. 1 car carport. Low maintenance vinyl siding. Minutes to town, airport, and I-75.

26. 2024-04-03
    status Pending

    Show marketing remark (376 chars)

    Great location on quiet street in the county. Just south of Inner Perimeter. 3 bedroom, 2 baths. Tile and laminate throughout. No carpet. Kitchen has lots of counter space. Refrigerator, stove, and dishwasher to remain. Opens to breakfast room. Large laundry room. Fenced backyard. Storage shed. 1 car carport. Low maintenance vinyl siding. Minutes to town, airport, and I-75.

27. 2024-03-29
    listed $164,500 Active

    Show marketing remark (376 chars)

    Great location on quiet street in the county. Just south of Inner Perimeter. 3 bedroom, 2 baths. Tile and laminate throughout. No carpet. Kitchen has lots of counter space. Refrigerator, stove, and dishwasher to remain. Opens to breakfast room. Large laundry room. Fenced backyard. Storage shed. 1 car carport. Low maintenance vinyl siding. Minutes to town, airport, and I-75.

28. 2003-08-01
    soldstatus $79,900

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $1,803 · $150/mo
• Expected delta: +$401/yr (+$33/mo · 28.6%)

ⓘ 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 7/10 Severe
• 🌡 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: $15,903
• − Mortgage interest: −$10,979
• − Property taxes: −$1,402
• − Insurance: −$980
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$5,702
• Taxable loss: −$5,704
• Est. tax savings @ 24.0%: +$1,369
• After-tax cash flow: $-783/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

+145.3% since first listed

10 events — show timeline

• 2026-04-28 Listed $196,000 SGMLS
• 2026-02-28 Listing Removed — GAMLS
• 2025-11-17 Listed $196,000 GAMLS
• 2024-05-21 Sold (Public Records) $150,000 Public Records
• 2024-05-20 Sold (MLS) $150,000 SGMLS
• 2024-04-26 Pending — SGMLS
• 2024-04-09 Relisted — SGMLS
• 2024-04-03 Pending — SGMLS
• 2024-03-29 Listed $164,500 SGMLS
• 2003-08-01 Sold (Public Records) $79,900 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,402 · +42.1% YoY. Source: county tax records.