1906 N Lee St · Valdosta, GA 31602

$117,000

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 60 Days on market

Built 1957 9,583 sqft lot $118/sqft · 27% above area Est $92k · 27% over

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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).

• Cash flow +20.0/30.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! This 3-bedroom, 1-bath home presents an excellent income-producing opportunity. Currently tenant-occupied, the property generates $1,135 per month in rental income, offering immediate cash flow from day one. With steady occupancy already in place, this is a great addition to any investment portfolio. Conveniently located near local amenities, schools, and major roadways, this property combines affordability, stability, and long-term potential. Don't miss your chance to secure a performing asset! This home is sold as-is!

Key facts

• 9,583 sq ft lot
• Built 1957
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (7.2% below list).
• Recommended offer: $109k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: 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 (+4.2%/yr); 279 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $809 of loan paydown is wiped out by about $4k 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 60 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $117k implies a 368% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $108,625 (7.2% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.93% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $92,452
• List price: $117,000
• Delta: 26.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 E Cranford Ave	0.08mi	3/1.0	1,053 (+6%)	2mo	$158,000	$150	84
902 E Cranford Ave	0.19mi	3/1.0	1,014 (+2%)	10mo	$111,000	$109	79
1706 Clover Dr	0.31mi	3/1.0	1,012 (+2%)	8mo	$70,000	$69	76
1807 Iola Dr	0.23mi	2/1.0 (-1)	1,027 (+4%)	9mo	$97,500	$95	71
2406 Oxford Dr	0.70mi	3/1.0	1,000 (+1%)	3mo	$92,750	$93	63
1207 Leone Ave	0.63mi	3/1.0	948 (-4%)	2mo	$68,000	$72	62
416 Moody Dr	0.66mi	3/1.0	1,025 (+3%)	4mo	$65,450	$64	61
1400 Leone Ave	0.73mi	3/1.0	1,034 (+4%)	1mo	$35,000	$34	58
1714 Clover Dr	0.29mi	2/1.0 (-1)	849 (-14%)	7mo	$96,000	$113	52
736 Lausanne Dr	0.69mi	3/1.0	1,105 (+11%)	4mo	$66,000	$60	45
957 Mcafina Trl	0.49mi	2/2.0 (-1)	1,140 (+15%)	8mo	$100,000	$88	37
2323 Frederick Pl	0.72mi	3/2.0	1,128 (+14%)	6mo	$145,000	$129	35

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 · 4.19% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-8,516
• Equity at exit: $17,445

10-year hold

• IRR: 3.9%
• Equity multiple: 1.30×
• Total profit: $9,754
• Equity at exit: $10,116

Cash invested: $32,760 (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 31602

• Rents YoY: 4.2%
• Active inventory: 279
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,086 high
• Mortgage (P&I): −$614
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $144

Break-even live

Break-even rent $904

Max offer price $117,000

Occupancy floor 82%

Sensitivity live

Price	-10% $210	-5% $177	+0% $144	+5% $111	+10% $78
Rent	-10% $58	-5% $101	+0% $144	+5% $187	+10% $230
Rate	-1.0pp $203	-0.5pp $174	base $144	+0.5pp $114	+1.0pp $83

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1716 Charlton St Valdosta, GA	2.0	1.0	833	$825	$0.99	44d	1	0.15mi
720 E Park Ave Unit 6 Valdosta, GA	2.0	1.0	850	$650	$0.76	22d	1	0.16mi
713 Lakeland Ave Valdosta, GA	2.0	1.0	1047	$895	$0.85	44d	1	0.18mi
304 E Cranford Ave Valdosta, GA	2.0	1.0	980	$850	$0.87	44d	1	0.27mi
1701 N Troup St Valdosta, GA	2.0	1.0	756	$750	$0.99	22d	1	0.29mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	22d	1	0.33mi
2205 Bemiss Rd Valdosta, GA	2.0	1.0	880	$1,095	$1.24	44d	3	0.38mi
1005 Langdale Dr Unit B Valdosta, GA	2.0	1.0	879	$700	$0.80	22d	1	0.46mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,260	$1.42	44d	54	0.50mi
722 Vallotton Dr Valdosta, GA	3.0	1.0	984	$900	$0.91	44d	1	0.59mi
1425 E Park Ave Valdosta, GA	1.0–2.0	1.0–2.0	917	$1,095	$1.19	22d	2	0.59mi
604 E Brookwood Dr Valdosta, GA	2.0	1.0	720	$995	$1.38	44d	1	0.60mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	44d	1	0.61mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	44d	1	0.62mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,600	$1.33	22d	3	0.65mi
200 W Cranford Ave Valdosta, GA	2.0	2.0	950	$1,225	$1.29	22d	3	0.70mi
2305 Bemiss Rd Unit T16 Valdosta, GA	2.0	1.5	896	$850	$0.95	44d	1	0.74mi
803 Lausanne Dr Valdosta, GA	3.0	1.0	994	$1,095	$1.10	44d	1	0.78mi
743 E Brookwood Dr Valdosta, GA	2.0	1.0	906	$895	$0.99	44d	1	0.79mi
2324 Sterling Pl Valdosta, GA	3.0	1.0	1124	$1,095	$0.97	22d	1	0.84mi
2437 University Dr Valdosta, GA	3.0	1.0	879	$1,175	$1.34	44d	1	0.84mi
1616 E Moore St Apt 19 Valdosta, GA	2.0	1.0	1029	$825	$0.80	44d	1	0.86mi
1632 Lexington Cir Valdosta, GA	3.0	2.0	1104	$1,395	$1.26	44d	1	0.96mi
1709 Azalea Dr Apt B Valdosta, GA	2.0	1.0	775	$1,250	$1.61	22d	1	1.06mi
411 Northside Dr Unit G5 Valdosta, GA	2.0	1.5	950	$795	$0.84	44d	1	1.06mi
411 Northside Dr Valdosta, GA	2.0	2.0	950	$795	$0.84	44d	1	1.06mi
1010 N Toombs St Valdosta, GA	2.0	1.5	1056	$1,000	$0.95	22d	3	1.15mi
2314 Pineview Dr Apt A Valdosta, GA	2.0	1.0	940	$900	$0.96	44d	1	1.16mi
1005 N Oak St Valdosta, GA	3.0	1.0	1087	$795	$0.73	44d	1	1.19mi
1029 Johnson St Valdosta, GA	2.0	1.0	986	$900	$0.91	44d	1	1.20mi
1004 N Oak St Valdosta, GA	1.0–2.0	1.0	866	$750	$0.87	22d	3	1.21mi
2709 Pineview Dr Unit A Valdosta, GA	2.0	2.5	1000	$995	$0.99	44d	1	1.24mi
420 Connell Rd Valdosta, GA	1.0–3.0	1.0–2.0	1051	$1,375	$1.31	22d	8	1.28mi
100 Garden Dr Valdosta, GA	1.0–3.0	1.0–3.0	885	$2,075	$2.34	22d	13	1.30mi
2808 Walmar Pl Valdosta, GA	2.0	1.0	825	$1,000	$1.21	44d	1	1.31mi
422 Connell Rd Valdosta, GA	2.0	3.0	1125	$1,050	$0.93	22d	1	1.32mi
439 Heritage Pl Valdosta, GA	2.0	1.0	983	$1,025	$1.04	22d	1	1.38mi
522 Green St Valdosta, GA	2.0	1.0	1020	$900	$0.88	22d	1	1.40mi
141 Blue Pool Dr Valdosta, GA	3.0	2.0	1109	$1,200	$1.08	22d	1	1.40mi
522 Heritage Pl Valdosta, GA	2.0	1.0	979	$1,050	$1.07	44d	1	1.40mi

Listing history 21 events

1. 2026-06-21
   days on market $117,000 Active 60 DOM
2. 2026-06-19
   days on market $117,000 Active 58 DOM
3. 2026-06-18
   days on market $117,000 Active 57 DOM
4. 2026-06-17
   days on market $117,000 Active 56 DOM
5. 2026-06-16
   days on market $117,000 Active 55 DOM
6. 2026-06-15
   days on market $117,000 Active 54 DOM
7. 2026-06-14
   days on market $117,000 Active 52 DOM
8. 2026-06-13
   pricedays on market $117,000 Active 51 DOM
9. 2026-06-10
   days on market $125,000 Active 49 DOM
10. 2026-06-09
    days on market $125,000 Active 48 DOM
11. 2026-06-08
    days on market $125,000 Active 47 DOM
12. 2026-06-07
    days on market $125,000 Active 46 DOM
13. 2026-06-05
    days on market $125,000 Active 43 DOM
14. 2026-06-03
    days on market $125,000 Active 42 DOM
15. 2026-06-02
    days on market $125,000 Active 41 DOM
16. 2026-06-01
    days on market $125,000 Active 40 DOM
17. 2026-05-31
    days on market $125,000 Active 39 DOM
18. 2026-05-30
    days on market $125,000 Active 38 DOM
19. 2026-04-22
    listed $125,000 Active 548-char remark

    Show marketing remark (548 chars)

    Calling all investors! This 3-bedroom, 1-bath home presents an excellent income-producing opportunity. Currently tenant-occupied, the property generates $1,135 per month in rental income, offering immediate cash flow from day one. With steady occupancy already in place, this is a great addition to any investment portfolio. Conveniently located near local amenities, schools, and major roadways, this property combines affordability, stability, and long-term potential. Don't miss your chance to secure a performing asset! This home is sold as-is!

20. 2001-04-11
    soldstatus $25,000
21. 1970-12-04
    soldstatus $14,500

ⓘ 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: $622 · $52/mo
• Projected year-2 tax: $1,076 · $90/mo
• Expected delta: +$454/yr (+$38/mo · 72.9%)

ⓘ 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 3/10 Moderate
• 🌡 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: $13,035
• − Mortgage interest: −$6,554
• − Property taxes: −$622
• − Insurance: −$585
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$3,404
• Taxable loss: −$216
• Est. tax savings @ 24.0%: +$52
• After-tax cash flow: $1,779/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): 35,728
• Household income: $56,939
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 2034.0

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 0.61)
• Race & ethnicity: White 45% Black 42% Hispanic / Latino 7% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -150.60%
• Current HPI: 188.2012
• Rent YoY: ▲ 4.19%
• 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

+762.1% since first listed

3 events — show timeline

• 2026-04-22 Listed $125,000 SGMLS
• 2001-04-11 Sold (Public Records) $25,000 Public Records
• 1970-12-04 Sold (Public Records) $14,500 Public Records

Property tax history

-0.8%/yr

Latest (2025): $622 · +9.4% YoY. Source: county tax records.