805 Ponderosa Dr · Valdosta, GA 31601

$49,900

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 12 Days on market

Built 1970 0.27 ac lot $47/sqft · 29% below area Est $70k · 29% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

All Brick single story home with 3 bedrooms 1 bath level yard wiht attached carport. Located within 10 driving minutes from shopping, restaurants and medical. Proof of funds is required to show the properties and must be escorted by a licensed agent. Agents, please understand these are specialty contracts. Please email if help is needed. . Thank you

Key facts

• Level yard
• Attached carport
• 0.27 acre lot

Tags

• BRICK SINGLE STORY HOME
• LEVEL YARD
• ATTACHED CARPORT

Property features AI

Finance

• Other: Lot is approximately 0.27 acres; Zoned R-6; Located in the FORREST PLACE subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential home; Single-story
• Construction: Brick veneer exterior
• Exterior features: Shingle roof

Interior

• Bathrooms: 1 full bathroom
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 18.4% 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); 198 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 35% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 2.10% ✓
• Cap rate: 18.37%
• Cash-on-cash: 43.13%
• DSCR: 2.92
• GRM: 4.0

CMA / ARV

• ARV (median comp): $70,186
• List price: $49,900
• Delta: -28.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Ponderosa Dr	0.00mi	3/1.0	1,066 (0%)	1mo	$55,000	$52	100
800 Ponderosa Dr	0.04mi	3/1.0	1,066 (0%)	8mo	$92,000	$86	91
927 Jamestown Dr	0.16mi	3/2.0	1,056 (-1%)	10mo	$130,750	$124	79
722 E Jane St	0.49mi	3/1.0	1,044 (-2%)	1mo	$76,500	$73	73
507 N Barack Obama Blvd	0.41mi	3/1.0	1,032 (-3%)	6mo	$79,900	$77	71
736 Lausanne Dr	0.53mi	3/1.0	1,105 (+4%)	4mo	$66,000	$60	66
1507 Vallotton Dr	0.50mi	3/1.0	1,016 (-5%)	8mo	$90,000	$89	62
817 N Barack Obama Blvd	0.13mi	4/2.0 (+1)	1,200 (+13%)	3mo	$33,000	$28	61
515 E Mary St	0.68mi	3/1.0	1,000 (-6%)	2mo	$94,900	$95	57
809 Lausanne Dr	0.41mi	3/1.0	925 (-13%)	10mo	$77,000	$83	51
1708 N Barack Obama Blvd	0.68mi	3/1.5	1,152 (+8%)	8mo	$74,000	$64	46
1511 E Moore St	0.61mi	3/2.0	1,173 (+10%)	10mo	$75,000	$64	43

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: 45.4%
• Equity multiple: 3.11×
• Total profit: $29,429
• Equity at exit: $7,440

10-year hold

• IRR: 53.4%
• Equity multiple: 7.58×
• Total profit: $91,987
• Equity at exit: $4,314

Cash invested: $13,972 (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: 198
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,046 high
• Mortgage (P&I): −$262
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $502

Break-even live

Break-even rent $411

Max offer price $49,900

Occupancy floor 47%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
743 E Brookwood Dr Valdosta, GA	2.0	1.0	906	$895	$0.99	44d	1	0.45mi
803 Lausanne Dr Valdosta, GA	3.0	1.0	994	$1,095	$1.10	44d	1	0.46mi
522 Green St Valdosta, GA	2.0	1.0	1020	$900	$0.88	21d	1	0.59mi
722 Vallotton Dr Valdosta, GA	3.0	1.0	984	$900	$0.91	44d	1	0.64mi
1235 Ponderosa Dr Valdosta, GA	3.0	2.0	1200	$1,295	$1.08	21d	1	0.65mi
1616 E Moore St Apt 19 Valdosta, GA	2.0	1.0	1029	$825	$0.80	44d	1	0.65mi
604 E Brookwood Dr Valdosta, GA	2.0	1.0	720	$995	$1.38	44d	1	0.80mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,260	$1.42	44d	54	0.82mi
1701 N Troup St Valdosta, GA	2.0	1.0	756	$750	$0.99	21d	1	0.93mi
1425 E Park Ave Valdosta, GA	1.0–2.0	1.0–2.0	917	$1,095	$1.19	21d	2	0.95mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	21d	1	1.02mi
1716 Charlton St Valdosta, GA	2.0	1.0	833	$825	$0.99	44d	1	1.08mi
1205 Bethune St Unit A Valdosta, GA	2.0	1.5	1100	$1,000	$0.91	21d	1	1.10mi
1205 Bethune St Unit B Valdosta, GA	2.0	2.0	1150	$1,000	$0.87	21d	1	1.10mi
825 Bethune Dr Valdosta, GA	3.0	1.0	834	$895	$1.07	21d	1	1.17mi
1109 Timber Line Dr Valdosta, GA	3.0	2.0	1436	$1,300	$0.91	44d	1	1.19mi
1342 Partridge Pl Unit A Valdosta, GA	2.0	1.0	878	$895	$1.02	44d	1	1.20mi
720 E Park Ave Unit 6 Valdosta, GA	2.0	1.0	850	$650	$0.76	21d	1	1.22mi
1632 Lexington Cir Valdosta, GA	3.0	2.0	1104	$1,395	$1.26	44d	1	1.23mi
1010 N Toombs St Valdosta, GA	2.0	1.5	1056	$1,000	$0.95	21d	3	1.27mi
2314 Pineview Dr Apt A Valdosta, GA	2.0	1.0	940	$900	$0.96	44d	1	1.27mi
4 Lakeland Ct Valdosta, GA	4.0	2.0	1350	$1,250	$0.93	21d	1	1.28mi
713 Lakeland Ave Valdosta, GA	2.0	1.0	1047	$895	$0.85	44d	1	1.28mi
1005 Langdale Dr Unit B Valdosta, GA	2.0	1.0	879	$700	$0.80	21d	1	1.28mi
1005 N Oak St Valdosta, GA	3.0	1.0	1087	$795	$0.73	44d	1	1.30mi
1004 N Oak St Valdosta, GA	1.0–2.0	1.0	866	$750	$0.87	21d	3	1.34mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	44d	1	1.34mi
1029 Johnson St Valdosta, GA	2.0	1.0	986	$900	$0.91	44d	1	1.37mi
808 Penny Pl Valdosta, GA	3.0	2.0	1200	$1,100	$0.92	44d	1	1.41mi
304 E Cranford Ave Valdosta, GA	2.0	1.0	980	$850	$0.87	44d	1	1.42mi
1730 Forsyth Pl Unit B Valdosta, GA	3.0	3.0	1280	$1,395	$1.09	44d	1	1.45mi
2324 Sterling Pl Valdosta, GA	3.0	1.0	1124	$1,095	$0.97	21d	1	1.50mi

Listing history 4 events

1. 2026-05-07
   status Pending 353-char remark

   Show marketing remark (353 chars)

   All Brick single story home with 3 bedrooms 1 bath level yard wiht attached carport. Located within 10 driving minutes from shopping, restaurants and medical. Proof of funds is required to show the properties and must be escorted by a licensed agent. Agents, please understand these are specialty contracts. Please email if help is needed. . Thank you

2. 2026-05-07
   status Pending 353-char remark

   Show marketing remark (353 chars)

   All Brick single story home with 3 bedrooms 1 bath level yard wiht attached carport. Located within 10 driving minutes from shopping, restaurants and medical. Proof of funds is required to show the properties and must be escorted by a licensed agent. Agents, please understand these are specialty contracts. Please email if help is needed. . Thank you

3. 2026-04-26
   listed $49,900 Active 353-char remark

   Show marketing remark (353 chars)

   All Brick single story home with 3 bedrooms 1 bath level yard wiht attached carport. Located within 10 driving minutes from shopping, restaurants and medical. Proof of funds is required to show the properties and must be escorted by a licensed agent. Agents, please understand these are specialty contracts. Please email if help is needed. . Thank you

4. 2026-04-25
   listed $49,900 Active 353-char remark

ⓘ 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: $503 · $42/mo
• Projected year-2 tax: $503 · $42/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $12,555
• − Mortgage interest: −$2,795
• − Property taxes: −$503
• − Insurance: −$250
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$1,452
• Taxable income: $5,547
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $4,695/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

+10.2% since first listed

6 events — show timeline

• 2026-06-02 Sold (MLS) $55,000 CBOR
• 2026-06-01 Sold (MLS) $55,000 SGMLS
• 2026-05-07 Pending — CBOR
• 2026-05-07 Pending — SGMLS
• 2026-04-26 Listed $49,900 CBOR
• 2026-04-25 Listed $49,900 SGMLS

Property tax history

+6.3%/yr

Latest (2025): $503 · +5.4% YoY. Source: county tax records.