1900 N Barack Obama Blvd · Valdosta, GA 31601

$115,000

3 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 137 Days on market

Built 1955 0.41 ac lot $92/sqft · 53% above area Est $110k · at est. ↓ 4% since listing

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Why this score? — see what drove the C- 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 +22.9/30.0
• DSCR +7.3/10.0
• ARV discount +5.4/15.0
• 1% rule +5.2/10.0
• 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

Affordable investor opportunity to purchase a home and garage apartment to add to or start your rental portfolio. They are also close proximity to retail and surrounded by commercial properties. Possible gross income is $1350/month. 1900 is a 3 bedroom, 1 bath. 1900 1/2 is garage apartment with a 1 bedroom, 1 bath. Below the garage apartment are two storage areas. Brand NEW ROOF added to main house and garage apartment in May 2025. Come take a look today!

Key facts

• Garage apartment
• Storage areas
• New roof

Tags

• GARAGE APARTMENT
• STORAGE AREAS
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: crime F, amenities F, commute 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.
• Zoned schools: W.G. Nunn Elementary (math 14% / reading 17%, grade F, #973 of 1,228 statewide, top 80%, 901 students, 93% FRL); Newbern Middle School (math 10% / reading 18%, grade F, #405 of 470 statewide, top 86%, 806 students, 95% FRL); Valdosta High School (math 7% / reading 24%, grade F, #290 of 424 statewide, top 69%, 2,381 students, 95% FRL) — zoned schools average 94% FRL vs 74% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.3%/yr); 201 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% 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 39% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

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; moderate 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.02% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (median comp): $109,946
• List price: $115,000
• Delta: 4.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 Lakeland Ave	0.25mi	3/2.0	1,296 (+3%)	3mo	$145,000	$112	76
1306 Ponderosa Dr	0.33mi	3/2.0	1,330 (+6%)	0mo	$100,000	$75	70
1505 Baymeadows Dr	0.50mi	3/2.0	1,332 (+6%)	0mo	$182,000	$137	62
1405 Leon Ave	0.40mi	3/2.0	1,162 (-8%)	4mo	$150,000	$129	62
2105 N Troup St	0.49mi	4/2.0 (+1)	1,334 (+6%)	1mo	$140,000	$105	57
1731 Eli Pl	0.73mi	3/2.0	1,296 (+3%)	2mo	$182,500	$141	55
2102 Melrose Dr	0.43mi	3/2.0	1,404 (+12%)	3mo	$139,000	$99	54
2745 Pineview Dr	0.74mi	3/2.0	1,224 (-2%)	4mo	$218,000	$178	54
1803 N Lee St	0.69mi	4/2.0 (+1)	1,241 (-1%)	4mo	$71,500	$58	54
736 Lausanne Dr	0.54mi	3/1.0	1,105 (-12%)	4mo	$66,000	$60	52
2318 Frederick Pl	0.63mi	4/2.0 (+1)	1,342 (+7%)	2mo	$150,000	$112	48
904 E Brookwood Dr	0.59mi	3/2.0	1,420 (+13%)	3mo	$134,000	$94	44

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $384
• Equity at exit: $17,147

10-year hold

• IRR: 14.3%
• Equity multiple: 2.40×
• Total profit: $44,989
• 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 31601

• Home prices YoY: -31.2%
• Rents YoY: 8.3%
• Active inventory: 201
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$603
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $202

Break-even live

Break-even rent $918

Max offer price $115,000

Occupancy floor 78%

Sensitivity live

Price	-10% $267	-5% $234	+0% $202	+5% $169	+10% $137
Rent	-10% $109	-5% $155	+0% $202	+5% $248	+10% $294
Rate	-1.0pp $260	-0.5pp $231	base $202	+0.5pp $172	+1.0pp $142

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 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1425 E Park Ave Valdosta, GA	1.0–2.0	1.0–2.0	917	$1,095	$1.19	23d	2	0.12mi
1616 E Moore St Apt 19 Valdosta, GA	2.0	1.0	1029	$825	$0.80	45d	1	0.27mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,260	$1.42	45d	54	0.28mi
1109 Timber Line Dr Valdosta, GA	3.0	2.0	1436	$1,300	$0.91	45d	1	0.33mi
1632 Lexington Cir Valdosta, GA	3.0	2.0	1104	$1,395	$1.26	45d	1	0.38mi
908 E Park Ave Valdosta, GA	3.0	2.0	1612	$1,650	$1.02	23d	1	0.39mi
1235 Ponderosa Dr Valdosta, GA	3.0	2.0	1200	$1,295	$1.08	23d	1	0.43mi
1005 Langdale Dr Unit B Valdosta, GA	2.0	1.0	879	$700	$0.80	23d	1	0.46mi
4 Lakeland Ct Valdosta, GA	4.0	2.0	1350	$1,250	$0.93	23d	1	0.49mi
2314 Pineview Dr Apt A Valdosta, GA	2.0	1.0	940	$900	$0.96	45d	1	0.53mi
722 Vallotton Dr Valdosta, GA	3.0	1.0	984	$900	$0.91	45d	1	0.53mi
803 Lausanne Dr Valdosta, GA	3.0	1.0	994	$1,095	$1.10	45d	1	0.54mi
2324 Sterling Pl Valdosta, GA	3.0	1.0	1124	$1,095	$0.97	23d	1	0.60mi
713 Lakeland Ave Valdosta, GA	2.0	1.0	1047	$895	$0.85	45d	1	0.64mi
743 E Brookwood Dr Valdosta, GA	2.0	1.0	906	$895	$0.99	45d	1	0.69mi
1730 Forsyth Pl Unit B Valdosta, GA	3.0	3.0	1280	$1,395	$1.09	45d	1	0.70mi
2709 Pineview Dr Unit A Valdosta, GA	2.0	2.5	1000	$995	$0.99	45d	1	0.71mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	23d	1	0.80mi
2205 Bemiss Rd Valdosta, GA	2.0	1.0	880	$1,095	$1.24	45d	3	0.80mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,600	$1.33	23d	3	0.92mi
1778 Almond Tree Pl Valdosta, GA	3.0	2.5	1336	$1,300	$0.97	45d	1	0.94mi
1717 Largo Cir Valdosta, GA	3.0	2.0	1206	$1,495	$1.24	45d	1	0.95mi
304 E Cranford Ave Valdosta, GA	2.0	1.0	980	$850	$0.87	45d	1	0.99mi
2305 Bemiss Rd Unit T16 Valdosta, GA	2.0	1.5	896	$850	$0.95	45d	1	1.03mi
2600 Deborah Dr Valdosta, GA	3.0	1.0	1333	$1,495	$1.12	45d	1	1.03mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	45d	1	1.23mi
2437 University Dr Valdosta, GA	3.0	1.0	879	$1,175	$1.34	45d	1	1.28mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	45d	1	1.30mi
2816 Kirkwood Cir Valdosta, GA	3.0	1.0	1168	$1,450	$1.24	23d	1	1.35mi
411 Northside Dr Valdosta, GA	2.0	2.0	950	$795	$0.84	45d	1	1.35mi
411 Northside Dr Unit G5 Valdosta, GA	2.0	1.5	950	$795	$0.84	45d	1	1.35mi
2814 Kirkwood Cir Valdosta, GA	4.0	2.0	1392	$1,500	$1.08	23d	1	1.36mi
522 Green St Valdosta, GA	2.0	1.0	1020	$900	$0.88	23d	1	1.36mi
5 Crestwood Cir Valdosta, GA	2.0	1.5	1032	$925	$0.90	45d	1	1.40mi
200 W Cranford Ave Valdosta, GA	2.0	2.0	950	$1,225	$1.29	23d	3	1.42mi

Listing history 20 events

1. 2026-06-21
   days on market $115,000 Active 137 DOM
2. 2026-06-19
   days on market $115,000 Active 135 DOM
3. 2026-06-18
   days on market $115,000 Active 134 DOM
4. 2026-06-17
   days on market $115,000 Active 133 DOM
5. 2026-06-16
   days on market $115,000 Active 132 DOM
6. 2026-06-15
   days on market $115,000 Active 131 DOM
7. 2026-06-14
   days on market $115,000 Active 129 DOM
8. 2026-06-13
   pricedays on market $115,000 Active 128 DOM
9. 2026-06-10
   days on market $120,000 Active 126 DOM
10. 2026-06-09
    days on market $120,000 Active 125 DOM
11. 2026-06-08
    days on market $120,000 Active 124 DOM
12. 2026-06-07
    days on market $120,000 Active 123 DOM
13. 2026-06-05
    days on market $120,000 Active 120 DOM
14. 2026-06-03
    days on market $120,000 Active 119 DOM
15. 2026-06-02
    days on market $120,000 Active 118 DOM
16. 2026-06-01
    days on market $120,000 Active 117 DOM
17. 2026-05-31
    days on market $120,000 Active 116 DOM
18. 2026-05-30
    days on market $120,000 Active 115 DOM
19. 2026-02-04
    listed $120,000 Active 459-char remark

    Show marketing remark (459 chars)

    Affordable investor opportunity to purchase a home and garage apartment to add to or start your rental portfolio. They are also close proximity to retail and surrounded by commercial properties. Possible gross income is $1350/month. 1900 is a 3 bedroom, 1 bath. 1900 1/2 is garage apartment with a 1 bedroom, 1 bath. Below the garage apartment are two storage areas. Brand NEW ROOF added to main house and garage apartment in May 2025. Come take a look today!

20. 2024-05-11
    price $125,000

ⓘ 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: $889 · $74/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$169/yr (+$14/mo · 19.0%)

ⓘ 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 5/10 Major
• 🌡 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: $14,077
• − Mortgage interest: −$6,442
• − Property taxes: −$889
• − Insurance: −$575
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$3,345
• Taxable income: $574
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $2,282/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

-4.0% since first listed

2 events — show timeline

• 2026-02-04 Listed $120,000 SGMLS
• 2024-05-11 Price Changed $125,000 SGMLS

Property tax history

+1.5%/yr

Latest (2025): $889 · +3.2% YoY. Source: county tax records.