4521 Timberbrook Trl · Valdosta, GA 31602

$228,000

3 bd · 2.0 ba · 1,966 sqft · SingleFamily public records · 35 Days on market

Built 1983 0.44 ac lot Est $291k · 22% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +8.3/30.0
• Schools +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4521 Timberbrook Trail in Valdosta, GA. This well-kept home offers a comfortable layout, inviting living spaces, and a spacious yard perfect for kids, pets, and gatherings. Tucked in a quiet, established neighborhood with convenient access to town, it's a great place to settle in and feel at home. Don't miss your chance to see it!

Key facts

• Spacious yard
• 0.44 acre lot
• Garage

Tags

• SPACIOUS YARD
• QUIET ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS TO TOWN

Property features AI

Finance

• Other: Estate-owned listing
• HOA & community: No HOA

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer; Cable available; Sewer connected; Insulation (energy efficiency)
• Home design: Single-family house; Single story; Resale property
• Construction: Brick construction; Composition roof; Built in 1983
• Exterior features: Fenced yard; Screened patio/porch

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Electric cooling; Heat pump cooling; Ceiling fans
• Interior features: One-level living; Fireplace; Screened patio/porch
• Laundry & utility: Laundry room (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (31.8% below list).
• Recommended offer: $156k (31.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Westside Elementary School (math 62% / reading 53%, grade C+, #150 of 1,228 statewide, top 12%, 937 students, 41% FRL); Pine Grove Middle School (math 56% / reading 57%, grade B, #48 of 470 statewide, top 10%, 742 students, 50% FRL); Lowndes High School (math 69% / reading 51%, grade C+, #14 of 424 statewide, top 3%, 3,201 students, 39% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 267 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($57k/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 $2k of loan paydown is wiped out by about $7k 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 35 days — a 3% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $85k; list at $228k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,598 (31.8% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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: 0.68% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.90%
• DSCR: 0.83
• GRM: 12.2

CMA / ARV

• ARV (median comp): $290,657
• List price: $228,000
• Delta: -21.56%
• 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
4736 Hummingbird Ln	0.11mi	4/2.0 (+1)	1,989 (+1%)	1mo	$340,000	$171	87
4302 Oak Ridge Bnd	0.22mi	3/2.0	1,917 (-2%)	1mo	$275,000	$143	85
4216 Thornwood Way	0.16mi	3/2.0	1,928 (-2%)	5mo	$245,000	$127	85
4202 Springbrook Cir	0.07mi	3/2.0	1,854 (-6%)	4mo	$265,000	$143	84
4116 Lantern Ln	0.22mi	3/2.0	1,952 (-1%)	8mo	$254,400	$130	82
4616 Foxborough Ave	0.18mi	4/2.0 (+1)	2,031 (+3%)	1mo	$295,000	$145	80
4505 Timberbrook Trl	0.18mi	4/2.5 (+1)	2,018 (+3%)	1mo	$205,000	$102	79
4054 Foxborough Blvd	0.15mi	4/2.0 (+1)	1,848 (-6%)	4mo	$215,000	$116	74
4026 Foxborough Blvd	0.28mi	3/2.0	1,772 (-10%)	4mo	$223,900	$126	67
4626 Briarberry Dr	0.21mi	4/2.5 (+1)	2,137 (+9%)	7mo	$345,000	$161	63
4134 Amberly Trl	0.26mi	4/2.5 (+1)	2,198 (+12%)	6mo	$299,900	$136	57
4614 Briarberry Dr	0.21mi	4/3.0 (+1)	2,222 (+13%)	9mo	$329,000	$148	52

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: -21.7%
• Equity multiple: 0.24×
• Total profit: $-48,349
• Equity at exit: $33,996

10-year hold

• IRR: -13.2%
• Equity multiple: 0.19×
• Total profit: $-51,459
• Equity at exit: $19,713

Cash invested: $63,840 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$1,196
• Tax from tax record: −$146 /mo · $1,755/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-208

Break-even live

Break-even rent $1,819

Max offer price $191,314

Occupancy floor —

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4182 Waterberry Cir Valdosta, GA	3.0	2.0	1350	$1,600	$1.19	43d	1	1.41mi

Listing history 15 events

1. 2026-06-14
   statusdays on market $228,000 Under Contract 35 DOM
2. 2026-06-13
   days on market $228,000 Active 34 DOM

   Show marketing remark (343 chars)

   Welcome to 4521 Timberbrook Trail in Valdosta, GA. This well-kept home offers a comfortable layout, inviting living spaces, and a spacious yard perfect for kids, pets, and gatherings. Tucked in a quiet, established neighborhood with convenient access to town, it's a great place to settle in and feel at home. Don't miss your chance to see it!

3. 2026-06-10
   days on market $228,000 Active 32 DOM
4. 2026-06-09
   days on market $228,000 Active 31 DOM
5. 2026-06-08
   days on market $228,000 Active 30 DOM
6. 2026-06-07
   days on market $228,000 Active 29 DOM
7. 2026-06-05
   days on market $228,000 Active 26 DOM
8. 2026-06-03
   days on market $228,000 Active 25 DOM
9. 2026-06-02
   days on market $228,000 Active 24 DOM
10. 2026-06-01
    days on market $228,000 Active 23 DOM
11. 2026-05-31
    days on market $228,000 Active 22 DOM
12. 2026-05-30
    days on market $228,000 Active 21 DOM
13. 2026-05-04
    listed $228,000 Active 343-char remark

    Show marketing remark (343 chars)

    Welcome to 4521 Timberbrook Trail in Valdosta, GA. This well-kept home offers a comfortable layout, inviting living spaces, and a spacious yard perfect for kids, pets, and gatherings. Tucked in a quiet, established neighborhood with convenient access to town, it's a great place to settle in and feel at home. Don't miss your chance to see it!

14. 2026-05-04
    listed $228,000 New 344-char remark

    Show marketing remark (343 chars)

    Welcome to 4521 Timberbrook Trail in Valdosta, GA. This well-kept home offers a comfortable layout, inviting living spaces, and a spacious yard perfect for kids, pets, and gatherings. Tucked in a quiet, established neighborhood with convenient access to town, it's a great place to settle in and feel at home. Don't miss your chance to see it!

15. 1988-03-18
    soldstatus $85,000

ⓘ 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: $1,755 · $146/mo
• Projected year-2 tax: $2,098 · $175/mo
• Expected delta: +$343/yr (+$29/mo · 19.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 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 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,672
• − Mortgage interest: −$12,772
• − Property taxes: −$1,755
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$6,633
• Taxable loss: −$6,615
• Est. tax savings @ 24.0%: +$1,588
• After-tax cash flow: $-905/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
• 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

+168.2% since first listed

5 events — show timeline

• 2026-06-13 Pending — GAMLS
• 2026-06-13 Pending — SGMLS
• 2026-05-04 Listed $228,000 SGMLS
• 2026-05-04 Listed $228,000 GAMLS
• 1988-03-18 Sold (Public Records) $85,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,755 · +0.4% YoY. Source: county tax records.