811 E Cranford Ave · Valdosta, GA 31602

$115,000

2 bd · 1.0 ba · 833 sqft · SingleFamily public records · 36 Days on market

Built 1955 0.34 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* CALLING ALL INVESTORS! * COMPLETELY RENOVATED 2 bed, 1 bath located right near the college and hospital! Renovations include NEW ROOF, NEW HVAC, NEW HOT WATER HEATER, NEW FLOORING, NEW STAINLESS STEEL APPLIANCES, NEW INTERIOR AND EXTERIOR PAINT, AND FABULOUSLY UPDATED KITCHEN AND BATHROOM! This property is a TURN KEY, INVESTOR DREAM!! There is currently a tenant on the 2nd month of a 2 year lease paying $1000/month. WHAT A FABULOUS OPPORTUNITY TO ADD TO AN INVESTMENT PORTFOLIO!

Key facts

• Renovated
• Roof
• Hvac

Tags

• RENOVATED
• ROOF
• HVAC
• WATER HEATER
• FLOORING
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $44 ($526/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 $96k (16.9% below list).
• Recommended offer: $96k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $795 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,589 (16.9% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.83% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $69,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1714 Clover Dr	0.16mi	2/1.0	849 (+2%)	7mo	$96,000	$113	84
1809 Iola Dr	0.32mi	2/1.0	804 (-4%)	10mo	$87,000	$108	71
822 Stillwater Dr	0.65mi	3/1.0 (+1)	828 (-1%)	4mo	$33,000	$40	61
604 E Brookwood Dr	0.58mi	2/1.0	720 (-14%)	0mo	$70,000	$97	50
800 E Brookwood Dr	0.73mi	3/1.0 (+1)	783 (-6%)	7mo	$74,500	$95	45
1207 Leone Ave	0.57mi	3/1.0 (+1)	948 (+14%)	2mo	$68,000	$72	44
753 E Brookwood Dr	0.74mi	2/1.0	768 (-8%)	11mo	$41,000	$53	43
747 E Brookwood Dr	0.72mi	3/1.0 (+1)	768 (-8%)	8mo	$73,000	$95	42
743 E Brookwood Dr	0.71mi	2/1.0	906 (+9%)	13mo	$76,000	$84	42
624 E Brookwood Dr	0.59mi	2/1.0	720 (-14%)	12mo	$37,000	$51	40
809 Lausanne Dr	0.70mi	3/1.0 (+1)	925 (+11%)	10mo	$77,000	$83	36
700 East Ann St	0.74mi	2/1.0	736 (-12%)	15mo	$46,000	$63	33

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: -12.5%
• Equity multiple: 0.54×
• Total profit: $-14,721
• Equity at exit: $17,147

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-4,504
• Equity at exit: $9,943

Cash invested: $32,200 (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: 10.0×

Monthly cashflow live

• Estimated rent: $956 high
• Mortgage (P&I): −$603
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $44

Break-even live

Break-even rent $900

Max offer price $115,000

Occupancy floor 90%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 E Park Ave Unit 6 Valdosta, GA	2.0	1.0	850	$650	$0.76	21d	1	0.10mi
1716 Charlton St Valdosta, GA	2.0	1.0	833	$825	$0.99	44d	1	0.12mi
713 Lakeland Ave Valdosta, GA	2.0	1.0	1047	$895	$0.85	44d	1	0.15mi
1701 N Troup St Valdosta, GA	2.0	1.0	756	$750	$0.99	21d	1	0.22mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	21d	1	0.35mi
1005 Langdale Dr Unit B Valdosta, GA	2.0	1.0	879	$700	$0.80	21d	1	0.38mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,044	$1.17	44d	54	0.39mi
304 E Cranford Ave Valdosta, GA	2.0	1.0	980	$850	$0.87	44d	1	0.39mi
2205 Bemiss Rd Valdosta, GA	2.0	1.0	880	$1,095	$1.24	44d	3	0.40mi
615 Vallotton Dr Unit A3 Valdosta, GA	1.0	1.0	568	$550	$0.97	21d	1	0.43mi
1425 E Park Ave Valdosta, GA	1.0–2.0	1.0–2.0	917	$1,095	$1.19	21d	2	0.48mi
722 Vallotton Dr Valdosta, GA	3.0	1.0	984	$900	$0.91	44d	1	0.51mi
207 E Moore St Unit L Valdosta, GA	1.0	1.0	850	$700	$0.82	21d	1	0.56mi
207 E Moore St Unit J Valdosta, GA	1.0	1.0	850	$700	$0.82	44d	1	0.56mi
604 E Brookwood Dr Valdosta, GA	2.0	1.0	720	$995	$1.38	44d	1	0.60mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,300	$1.08	21d	3	0.65mi
803 Lausanne Dr Valdosta, GA	3.0	1.0	994	$1,095	$1.10	44d	1	0.69mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	44d	1	0.71mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	44d	1	0.73mi
743 E Brookwood Dr Valdosta, GA	2.0	1.0	906	$895	$0.99	44d	1	0.73mi
1616 E Moore St Apt 19 Valdosta, GA	2.0	1.0	1029	$825	$0.80	44d	1	0.74mi
2305 Bemiss Rd Unit T16 Valdosta, GA	2.0	1.5	896	$850	$0.95	44d	1	0.74mi
2324 Sterling Pl Valdosta, GA	3.0	1.0	1124	$1,095	$0.97	21d	1	0.76mi
114 High St Valdosta, GA	1.0	1.0	609	$650	$1.07	44d	1	0.78mi
200 W Cranford Ave Valdosta, GA	2.0	2.0	950	$1,225	$1.29	21d	3	0.82mi
1632 Lexington Cir Valdosta, GA	3.0	2.0	1104	$1,395	$1.26	44d	1	0.85mi
2437 University Dr Valdosta, GA	3.0	1.0	879	$1,175	$1.34	44d	1	0.89mi
2314 Pineview Dr Apt A Valdosta, GA	2.0	1.0	940	$900	$0.96	44d	1	1.05mi
411 Northside Dr Unit G5 Valdosta, GA	2.0	1.5	950	$795	$0.84	44d	1	1.08mi
411 Northside Dr Valdosta, GA	2.0	2.0	950	$795	$0.84	44d	1	1.08mi
2709 Pineview Dr Unit A Valdosta, GA	2.0	2.5	1000	$995	$0.99	44d	1	1.13mi
1709 Azalea Dr Apt B Valdosta, GA	2.0	1.0	775	$1,250	$1.61	21d	1	1.17mi
205 E Adair St Unit 4 Valdosta, GA	1.0	1.0	700	$550	$0.79	44d	1	1.19mi
1010 N Toombs St Valdosta, GA	2.0	1.5	1056	$1,000	$0.95	21d	3	1.20mi
1005 N Oak St Valdosta, GA	3.0	1.0	1087	$795	$0.73	44d	1	1.24mi
1029 Johnson St Valdosta, GA	2.0	1.0	986	$900	$0.91	44d	1	1.26mi
1004 N Oak St Valdosta, GA	1.0–2.0	1.0	866	$750	$0.87	21d	3	1.26mi
420 Connell Rd Valdosta, GA	1.0–3.0	1.0–2.0	1051	$1,195	$1.14	21d	8	1.31mi
200 W Adair St Unit A9 Valdosta, GA	1.0	1.0	900	$895	$0.99	21d	1	1.33mi
422 Connell Rd Valdosta, GA	2.0	3.0	1125	$1,050	$0.93	21d	1	1.34mi

Listing history 13 events

1. 2026-04-27
   soldstatus $103,000
2. 2026-03-31
   status Pending
3. 2026-02-23
   listed $115,000 Active
4. 2025-01-24
   price $110,000
5. 2025-01-08
   price $119,000
6. 2024-08-30
   soldstatus $105,000 Closed 485-char remark

   Show marketing remark (485 chars)

   * CALLING ALL INVESTORS! * COMPLETELY RENOVATED 2 bed, 1 bath located right near the college and hospital! Renovations include NEW ROOF, NEW HVAC, NEW HOT WATER HEATER, NEW FLOORING, NEW STAINLESS STEEL APPLIANCES, NEW INTERIOR AND EXTERIOR PAINT, AND FABULOUSLY UPDATED KITCHEN AND BATHROOM! This property is a TURN KEY, INVESTOR DREAM!! There is currently a tenant on the 2nd month of a 2 year lease paying $1000/month. WHAT A FABULOUS OPPORTUNITY TO ADD TO AN INVESTMENT PORTFOLIO!

7. 2024-08-30
   soldstatus $105,000

   Show marketing remark (485 chars)

   * CALLING ALL INVESTORS! * COMPLETELY RENOVATED 2 bed, 1 bath located right near the college and hospital! Renovations include NEW ROOF, NEW HVAC, NEW HOT WATER HEATER, NEW FLOORING, NEW STAINLESS STEEL APPLIANCES, NEW INTERIOR AND EXTERIOR PAINT, AND FABULOUSLY UPDATED KITCHEN AND BATHROOM! This property is a TURN KEY, INVESTOR DREAM!! There is currently a tenant on the 2nd month of a 2 year lease paying $1000/month. WHAT A FABULOUS OPPORTUNITY TO ADD TO AN INVESTMENT PORTFOLIO!

8. 2024-07-30
   status Pending 485-char remark

   Show marketing remark (485 chars)

   * CALLING ALL INVESTORS! * COMPLETELY RENOVATED 2 bed, 1 bath located right near the college and hospital! Renovations include NEW ROOF, NEW HVAC, NEW HOT WATER HEATER, NEW FLOORING, NEW STAINLESS STEEL APPLIANCES, NEW INTERIOR AND EXTERIOR PAINT, AND FABULOUSLY UPDATED KITCHEN AND BATHROOM! This property is a TURN KEY, INVESTOR DREAM!! There is currently a tenant on the 2nd month of a 2 year lease paying $1000/month. WHAT A FABULOUS OPPORTUNITY TO ADD TO AN INVESTMENT PORTFOLIO!

9. 2024-07-25
   listed $110,000 Active 485-char remark

   Show marketing remark (485 chars)

   * CALLING ALL INVESTORS! * COMPLETELY RENOVATED 2 bed, 1 bath located right near the college and hospital! Renovations include NEW ROOF, NEW HVAC, NEW HOT WATER HEATER, NEW FLOORING, NEW STAINLESS STEEL APPLIANCES, NEW INTERIOR AND EXTERIOR PAINT, AND FABULOUSLY UPDATED KITCHEN AND BATHROOM! This property is a TURN KEY, INVESTOR DREAM!! There is currently a tenant on the 2nd month of a 2 year lease paying $1000/month. WHAT A FABULOUS OPPORTUNITY TO ADD TO AN INVESTMENT PORTFOLIO!

10. 2014-07-01
    soldstatus $55,000
11. 2002-09-18
    soldstatus $34,000
12. 1980-11-01
    soldstatus $6,700
13. 1978-12-03
    soldstatus $19,500

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$334/yr (+$28/mo · 46.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 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: $11,471
• − Mortgage interest: −$6,442
• − Property taxes: −$724
• − Insurance: −$575
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$3,345
• Taxable loss: −$1,451
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $874/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

+428.2% since first listed

13 events — show timeline

• 2026-04-27 Sold (Public Records) $103,000 Public Records
• 2026-03-31 Pending — SGMLS
• 2026-02-23 Listed $115,000 SGMLS
• 2025-01-24 Price Changed $110,000 SGMLS
• 2025-01-08 Price Changed $119,000 SGMLS
• 2024-08-30 Sold (Public Records) $105,000 Public Records
• 2024-08-30 Sold (MLS) $105,000 SGMLS
• 2024-07-30 Pending — SGMLS
• 2024-07-25 Listed $110,000 SGMLS
• 2014-07-01 Sold (Public Records) $55,000 Public Records
• 2002-09-18 Sold (Public Records) $34,000 Public Records
• 1980-11-01 Sold (Public Records) $6,700 Public Records
• 1978-12-03 Sold (Public Records) $19,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $724 · +88.2% YoY. Source: county tax records.