2502 University Dr #4 · Valdosta, GA 31602

$104,900

None bd · None ba · 3,186 sqft · MultiFamily · 2 Days on market

Poor condition 0.55 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Schools +1.5/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Investor special with tremendous upside potential in the heart of Valdosta! This quadplex located at 2502-2508 University Drive is priced to sell at just $104,900 and offers a great opportunity for an investor or contractor looking for their next renovation project. The property consists of four 2 bedroom, 1 bath units, each featuring a living room and kitchen layout. Currently, one unit is occupied while three units are vacant. The property does need significant interior renovations and updates, but the potential value and income opportunity are there for the right buyer with vision. Once renovated and stabilized, units in this location could potentially rent for $1,000+ per month, creatin

Key facts

• Interior renovations
• 0.55 acre lot
• 2 garage spots

Tags

• INTERIOR RENOVATIONS
• CENTRAL VALDOSTA LOCATION

Property features AI

Finance

• Other: Zoning: R-6; Lot about 0.55 acre
• Financial info: Annual taxes listed

Exterior

• Parking: Detached or on-site garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-story building; Residential income, multi-family property
• Construction: Brick veneer exterior; Metal roof
• Exterior features: Covered patio/porch

Interior

• Flooring: Hardwood; Vinyl
• Heating & cooling: Wall/window air conditioning units
• Interior features: Hardwood flooring; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $105k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $583/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $105k).
• Cap rate 37.8% 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); 267 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• At $4,407/mo this rent would consume 93% of the median local household income ($57k/yr) (locally 2034% 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 $725 of loan paydown is wiped out by about $3k 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 + 4.2% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $104,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 4.20% ✓
• Cap rate: 37.83%
• Cash-on-cash: 112.62%
• DSCR: 6.01
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.19% rent growth · sell at horizon

5-year hold

• IRR: 97.7%
• Equity multiple: 5.67×
• Total profit: $137,071
• Equity at exit: $15,641

10-year hold

• IRR: —
• Equity multiple: 12.38×
• Total profit: $334,232
• Equity at exit: $9,070

Cash invested: $29,372 (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: 267
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $4,407 high
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$925
• Net cashflow: $2,330

Break-even live

Break-even rent $1,458

Max offer price $104,900

Occupancy floor 42%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,408
Total (4 units)			$4,407

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1903 Azalea Dr Valdosta, GA	3.0	2.0	2128	$2,500	$1.17	43d	1	1.27mi
2208 White Oak Dr Valdosta, GA	3.0	2.5	2194	$1,975	$0.90	43d	1	1.47mi

Listing history 2 events

1. 2026-05-13
   status Pending
2. 2026-05-11
   listed $104,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% 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: $52,884
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$5,643
• − Repairs & maintenance: −$4,231
• − Management: −$4,231
• − Depreciation: −$3,052
• Taxable income: $28,278
• Est. tax owed @ 24.0%: −$6,787
• After-tax cash flow: $21,174/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This quadplex requires extensive renovations and updates to improve its condition and increase its value. Significant work is needed in the kitchen, bathrooms, exterior, and interior walls to make the property move-in ready.

Repairs flagged

• Major kitchen cabinets — severely worn and outdated
• Major bathroom fixtures — dated and worn
• Major exterior siding — damaged and peeling
• Major flooring — damaged and worn
• Major interior walls — paint peeling and exposed drywall

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen can increase both resale and rental value
• Both bathroom renovation — updating bathrooms can significantly boost both resale and rental value
• Both exterior paint and siding repair — improving the exterior can enhance curb appeal and attract more buyers
• Both flooring replacement — new flooring can improve the overall appearance and functionality of the home
• Both paint and drywall repair — repairing the interior walls can make the home more attractive and functional

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely worn and outdated	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior siding · damaged and peeling	Major	$15,000–50,000
flooring · damaged and worn	Major	$15,000–50,000
interior walls · paint peeling and exposed drywall	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen can increase both resale and rental value ↑
• Both bathroom renovation — updating bathrooms can significantly boost both resale and rental value ↑
• Both exterior paint and siding repair — improving the exterior can enhance curb appeal and attract more buyers ↑
• Both flooring replacement — new flooring can improve the overall appearance and functionality of the home ↑
• Both paint and drywall repair — repairing the interior walls can make the home more attractive and functional ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-05-13 Pending — SGMLS
• 2026-05-11 Listed $104,900 SGMLS