4186 Addalyn Way · Valdosta, GA 31632

$283,999

3 bd · 2.0 ba · 1,788 sqft · SingleFamily public records · 13 Days on market

Built 2018 4,792 sqft lot $159/sqft · 14% above area Est $249k · 14% over $12/mo HOA · 1% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• Schools +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.1/10.0
• ARV discount +1.3/15.0

Listing remarks MLS

Beautiful home on corner lot in Nelson Hill subdivision. Four bedrooms two baths Beautiful LVP floors and carpet in bedrooms. Kitchen has travertine backsplash, island with seating, stainless steel appliances including refrigerator and pantry. Screened in back porch and fenced backyard. Home has blinds throughout. Laundry room is large and Jess through the garage entry Chicago lodge. Master bathroom has double vanities, to walk in closet and separate tub and tiled shower!

Key facts

• Neighborhood pond
• Screened porch
• Corner lot

Tags

• CORNER LOT
• FULLY FENCED BACKYARD
• SCREENED PORCH
• EXTENDED CONCRETE SLAB
• NEIGHBORHOOD POND
• PLAYGROUND

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $140 (about $11.67/month)

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; One-story
• Construction: Vinyl siding
• Exterior features: Fenced yard; Shingle roof

Interior

• Kitchen: Kitchen includes dishwasher, microwave, and refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Microwave; Refrigerator
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (29.0% below list).
• Recommended offer: $202k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Dewar Elementary (math 61% / reading 47%, grade C, #204 of 1,228 statewide, top 17%, 859 students, 50% FRL); Hahira Middle School (math 65% / reading 63%, grade B+, #30 of 470 statewide, top 6%, 859 students, 32% FRL); Lowndes High School (math 69% / reading 51%, grade C+, #14 of 424 statewide, top 3%, 3,201 students, 39% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 198 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,524 (29.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.71% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.66%
• DSCR: 0.84
• GRM: 11.7

CMA / ARV

• ARV (median comp): $249,405
• List price: $283,999
• Delta: 13.87%
• 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
4097 Nelson Hill Pl	0.13mi	3/2.0	1,544 (-14%)	2mo	$254,000	$165	70
4089 Silver Gln	0.13mi	3/2.0	1,534 (-14%)	1mo	$249,900	$163	70
3946 Bettys Pl	0.52mi	4/2.0 (+1)	1,779 (-0%)	1mo	$300,000	$169	69
3950 Bettys Pl	0.51mi	4/2.0 (+1)	1,851 (+4%)	1mo	$287,500	$155	64
3963 Lu Ln	0.67mi	4/2.0 (+1)	1,781 (-0%)	0mo	$302,000	$170	63
4005 Pearson Way	0.47mi	4/2.0 (+1)	1,925 (+8%)	0mo	$345,900	$180	60
3832 Bettys Pl	0.59mi	4/2.0 (+1)	1,872 (+5%)	0mo	$304,000	$162	60
4556 Brinlee Way	0.52mi	4/2.0 (+1)	1,925 (+8%)	1mo	$319,900	$166	58
4555 Brinlee Way	0.54mi	4/2.0 (+1)	1,925 (+8%)	0mo	$310,000	$161	57
3817 Cutshaw Trl	0.68mi	4/2.0 (+1)	1,875 (+5%)	2mo	$296,000	$158	54
3808 Renee Pl	0.72mi	4/2.0 (+1)	1,938 (+8%)	1mo	$321,900	$166	47
3828 Lu Ln	0.70mi	4/2.0 (+1)	2,023 (+13%)	2mo	$332,524	$164	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.75×
• Total profit: $139,167
• Equity at exit: $255,849

10-year hold

• IRR: 19.5%
• Equity multiple: 6.31×
• Total profit: $421,884
• Equity at exit: $551,748

Cash invested: $79,520 (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 31632

• Home prices YoY: 8.1%
• Active inventory: 198
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$1,489
• Tax from tax record: −$215 /mo · $2,581/yr
• Insurance: −$118
• HOA: −$12
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-243

Break-even live

Break-even rent $2,322

Max offer price $241,123

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-162	+0% $-243	+5% $-323	+10% $-403
Rent	-10% $-402	-5% $-322	+0% $-243	+5% $-163	+10% $-84
Rate	-1.0pp $-100	-0.5pp $-170	base $-243	+0.5pp $-316	+1.0pp $-391

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: $71,000
• Closing costs: $8,520
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4162 Nelson Hill Pl Hahira, GA	3.0	2.0	1561	$1,900	$1.22	22d	1	0.12mi
4112 Silver Gln Hahira, GA	3.0	2.0	1534	$1,750	$1.14	45d	1	0.13mi
4171 Silver Gln Hahira, GA	3.0	2.0	1544	$1,650	$1.07	22d	1	0.15mi
4194 Silver Gln Hahira, GA	3.0	2.0	1650	$1,795	$1.09	22d	1	0.21mi
5048 Planters Xing Hahira, GA	4.0	3.0	2160	$2,500	$1.16	22d	1	0.58mi

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 8 events

1. 2026-05-11
   status Pending 1551-char remark
2. 2026-04-28
   listed $283,999 Active 1551-char remark
3. 2023-02-03
   soldstatus $249,900
4. 2023-02-02
   soldstatus $249,900 476-char remark

   Show marketing remark (476 chars)

   Beautiful home on corner lot in Nelson Hill subdivision. Four bedrooms two baths Beautiful LVP floors and carpet in bedrooms. Kitchen has travertine backsplash, island with seating, stainless steel appliances including refrigerator and pantry. Screened in back porch and fenced backyard. Home has blinds throughout. Laundry room is large and Jess through the garage entry Chicago lodge. Master bathroom has double vanities, to walk in closet and separate tub and tiled shower!

5. 2022-11-19
   listed $249,900 476-char remark

   Show marketing remark (476 chars)

   Beautiful home on corner lot in Nelson Hill subdivision. Four bedrooms two baths Beautiful LVP floors and carpet in bedrooms. Kitchen has travertine backsplash, island with seating, stainless steel appliances including refrigerator and pantry. Screened in back porch and fenced backyard. Home has blinds throughout. Laundry room is large and Jess through the garage entry Chicago lodge. Master bathroom has double vanities, to walk in closet and separate tub and tiled shower!

6. 2018-03-20
   soldstatus $319,800
7. 2018-03-19
   soldstatus $159,900

   Show marketing remark (436 chars)

   NEW CONSTRUCTION IN NELSON HILL SUBDIVISION ON LARGER LOT! Kitchen complete with custom cabinets, tiled backsplash and stainless appliances including refrigerator. Master Bathroom complete with double vanity, his and her closets, tiled shower and jetted tub! Fenced. Blinds on windows including plantation shutter on front door. Playground located by lake on common area. Property qualifies for 100% USDA financing to qualified buyers.

8. 2017-12-22
   listed $167,900

   Show marketing remark (436 chars)

   NEW CONSTRUCTION IN NELSON HILL SUBDIVISION ON LARGER LOT! Kitchen complete with custom cabinets, tiled backsplash and stainless appliances including refrigerator. Master Bathroom complete with double vanity, his and her closets, tiled shower and jetted tub! Fenced. Blinds on windows including plantation shutter on front door. Playground located by lake on common area. Property qualifies for 100% USDA financing to qualified buyers.

ⓘ 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: $2,581 · $215/mo
• Projected year-2 tax: $2,613 · $218/mo
• Expected delta: +$32/yr (+$3/mo · 1.2%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $24,183
• − Mortgage interest: −$15,908
• − Property taxes: −$2,581
• − Insurance: −$1,420
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − HOA: −$144
• − Depreciation: −$8,262
• Taxable loss: −$8,002
• Est. tax savings @ 24.0%: +$1,920
• After-tax cash flow: $-992/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
• Metro: Valdosta, GA
• Population (ZIP): 15,942
• Household income: $83,946
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 73.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 19.44%
• Current HPI: 259.01
• Rent YoY: —
• 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

+69.1% since first listed

8 events — show timeline

• 2026-05-11 Pending — SGMLS
• 2026-04-28 Listed $283,999 SGMLS
• 2023-02-03 Sold (Public Records) $249,900 Public Records
• 2023-02-02 Sold (MLS) $249,900 SGMLS
• 2022-11-19 Listed $249,900 SGMLS
• 2018-03-20 Sold (Public Records) $319,800 Public Records
• 2018-03-19 Sold (MLS) $159,900 SGMLS
• 2017-12-22 Listed $167,900 SGMLS

Property tax history

+39.5%/yr

Latest (2025): $2,581 · +11.3% YoY. Source: county tax records.