2426 University Dr · Valdosta, GA 31601

$160,000

None bd · 2.0 ba · 1,725 sqft · MultiFamily public records · 149 Days on market

Built 1978 0.49 ac lot $93/sqft · 57% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex for sale in Valdosta currently leased brings in $1850 per month.

Key facts

• 0.49 acre lot
• 4 parking spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive. Per door: $359/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 33 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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).
• At $2,177/mo this rent would consume 72% of the median local household income ($36k/yr) (locally 2016% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; 33% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.26%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (median comp): $101,828
• List price: $160,000
• Delta: 57.13%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2437-39 University Dr #2	0.04mi	6/2.0	1,758 (+2%)	8mo	$228,000	$130	88

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: 16.4%
• Equity multiple: 1.70×
• Total profit: $31,334
• Equity at exit: $23,857

10-year hold

• IRR: 28.2%
• Equity multiple: 4.09×
• Total profit: $138,480
• Equity at exit: $13,834

Cash invested: $44,800 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$839
• Tax from tax record: −$95 /mo · $1,142/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $719

Break-even live

Break-even rent $1,267

Max offer price $160,000

Occupancy floor 62%

Sensitivity live

Price	-10% $809	-5% $764	+0% $719	+5% $674	+10% $628
Rent	-10% $547	-5% $633	+0% $719	+5% $805	+10% $891
Rate	-1.0pp $799	-0.5pp $760	base $719	+0.5pp $677	+1.0pp $635

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,176
Total (2 units)			$2,177

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,300	$1.08	22d	3	0.38mi
420 Connell Rd Valdosta, GA	1.0–3.0	1.0–2.0	1051	$1,195	$1.14	22d	8	0.50mi
100 Garden Dr Valdosta, GA	1.0–3.0	1.0–3.0	885	$1,702	$1.92	22d	13	0.50mi
422 Connell Rd Valdosta, GA	2.0	3.0	1125	$1,050	$0.93	22d	1	0.56mi
413 Georgetown Cir Valdosta, GA	2.0	2.0	1178	$1,400	$1.19	45d	1	0.63mi
312 Eager Rd Valdosta, GA	3.0	3.0	1959	$1,895	$0.97	45d	1	0.67mi
334 Sawgrass Dr Valdosta, GA	3.0	2.0	1150	$1,595	$1.39	22d	1	0.70mi
360 Brookfield Rd Valdosta, GA	3.0	2.5	1278	$1,100	$0.86	45d	1	0.71mi
2878 Fawnwood Cir Valdosta, GA	3.0	2.0	1400	$3,000	$2.14	45d	1	0.72mi
2859 Fawnwood Cir Valdosta, GA	2.0	2.0	1173	$1,400	$1.19	22d	1	0.72mi
141 Blue Pool Dr Valdosta, GA	3.0	2.0	1109	$1,200	$1.08	22d	1	0.73mi
5 Kensington Cir Valdosta, GA	3.0	2.0	1150	$1,495	$1.30	22d	1	0.79mi
3024 Will Dr Valdosta, GA	3.0	2.0	1200	$1,295	$1.08	45d	1	0.80mi
302 Hartsfield Ln Valdosta, GA	3.0	2.0	1975	$1,775	$0.90	45d	1	0.82mi
3027 Schroer Dr Valdosta, GA	3.0	2.0	1184	$1,295	$1.09	45d	1	0.85mi
908 E Park Ave Valdosta, GA	3.0	2.0	1612	$1,650	$1.02	22d	1	0.91mi
2324 Sterling Pl Valdosta, GA	3.0	1.0	1124	$1,095	$0.97	22d	1	0.92mi
210 W Cranford Ave Valdosta, GA	3.0	3.0	2000	$1,650	$0.82	22d	1	0.93mi
210 W Cranford Ave Valdosta, GA	3.0	3.0	2000	$1,650	$0.82	45d	1	0.93mi
1109 Timber Line Dr Valdosta, GA	3.0	2.0	1436	$1,300	$0.91	45d	1	0.94mi
407 Northfield Rd Valdosta, GA	3.0	2.0	1505	$1,395	$0.93	22d	1	0.98mi
2600 Deborah Dr Valdosta, GA	3.0	1.0	1333	$1,495	$1.12	45d	1	1.00mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	45d	1	1.01mi
2502 Berkley Dr Valdosta, GA	3.0	2.0	1484	$1,650	$1.11	22d	1	1.13mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,044	$1.17	45d	54	1.19mi
1903 Azalea Dr Valdosta, GA	3.0	2.0	2128	$2,500	$1.17	45d	1	1.25mi
1632 Lexington Cir Valdosta, GA	3.0	2.0	1104	$1,395	$1.26	45d	1	1.27mi
3000 Ginny Dr Valdosta, GA	3.0	2.0	1174	$1,200	$1.02	45d	1	1.27mi
3261 Jordan Way Valdosta, GA	3.0	2.0	1985	$2,100	$1.06	45d	1	1.28mi
702 Pineridge Dr Valdosta, GA	3.0	2.0	1736	$1,650	$0.95	45d	1	1.31mi
1717 Largo Cir Valdosta, GA	3.0	2.0	1206	$1,495	$1.24	45d	1	1.36mi
2219 White Oak Dr Valdosta, GA	2.0	1.0	1100	$2,250	$2.05	45d	1	1.43mi
2208 White Oak Dr Valdosta, GA	3.0	2.5	2194	$1,975	$0.90	45d	1	1.48mi

Listing history 8 events

1. 2026-06-05
   days on market $160,000 Active 149 DOM
2. 2026-06-03
   days on market $160,000 Active 148 DOM
3. 2026-06-02
   days on market $160,000 Active 147 DOM
4. 2026-06-01
   days on market $160,000 Active 146 DOM
5. 2026-05-31
   days on market $160,000 Active 145 DOM
6. 2026-05-30
   days on market $160,000 Active 144 DOM
7. 2026-01-06
   listed $160,000 Active 71-char remark

   Show marketing remark (71 chars)

   Duplex for sale in Valdosta currently leased brings in $1850 per month.

8. 2017-12-22
   soldstatus $120,000

ⓘ 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: $1,142 · $95/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$330/yr (+$27/mo · 28.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $26,124
• − Mortgage interest: −$8,962
• − Property taxes: −$1,142
• − Insurance: −$800
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$4,655
• Taxable income: $6,385
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $7,095/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

+33.3% since first listed

2 events — show timeline

• 2026-01-06 Listed $160,000 TBOR
• 2017-12-22 Sold (Public Records) $120,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,142 · +12.6% YoY. Source: county tax records.