519 N Lee St · Valdosta, GA 31601

$69,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 154 Days on market

Built 1975 7,405 sqft lot $73/sqft · 46% above area Est $59k · 19% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Rent growth +4.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bed 1 bath home that currently rents for $800/month. This home can also be bought in a package deal with MLS#1000060591 (217 N Troup St. , Valdosta GA).

Key facts

• 7,405 sq ft lot
• Listed 153 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 27 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 33% 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 1975 — 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: 1.41% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.56%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

• ARV (median comp): $58,792
• List price: $69,900
• Delta: 18.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 E Mary St	0.36mi	3/1.0	1,000 (+4%)	2mo	$94,900	$95	75
1012 N Troup St	0.41mi	2/1.0 (-1)	892 (-7%)	4mo	$13,000	$15	60
507 N Barack Obama Blvd	0.51mi	3/1.0	1,032 (+8%)	6mo	$79,900	$77	59
622 E Jane St	0.55mi	3/1.0	940 (-2%)	17mo	$40,000	$43	57
722 E Jane St	0.61mi	3/1.0	1,044 (+9%)	1mo	$76,500	$73	56
410 West Adair St	0.59mi	2/1.0 (-1)	894 (-7%)	2mo	$15,000	$17	55
907 E Gordon St	0.48mi	2/1.0 (-1)	871 (-9%)	5mo	$23,000	$26	53
720 E Magnolia St	0.56mi	3/1.0	1,014 (+6%)	18mo	$77,000	$76	49
413 S Lee St	0.74mi	2/1.0 (-1)	1,019 (+6%)	6mo	$8,800	$9	45
743 E Brookwood Dr	0.69mi	2/1.0 (-1)	906 (-6%)	13mo	$76,000	$84	43
614 E Brookwood Dr	0.61mi	3/2.0	1,014 (+6%)	19mo	$60,000	$59	42
1011 Cypress St	0.60mi	2/1.0 (-1)	896 (-7%)	23mo	$42,000	$47	37

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: 18.2%
• Equity multiple: 1.78×
• Total profit: $15,246
• Equity at exit: $10,422

10-year hold

• IRR: 29.8%
• Equity multiple: 4.30×
• Total profit: $64,506
• Equity at exit: $6,044

Cash invested: $19,572 (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: 5.9×

Monthly cashflow live

• Estimated rent: $988 high
• Mortgage (P&I): −$367
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $335

Break-even live

Break-even rent $563

Max offer price $69,900

Occupancy floor 61%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 Green St Valdosta, GA	2.0	1.0	1020	$900	$0.88	21d	1	0.40mi
1010 N Toombs St Valdosta, GA	2.0	1.5	1056	$1,000	$0.95	21d	3	0.49mi
1005 N Oak St Valdosta, GA	3.0	1.0	1087	$795	$0.73	43d	1	0.52mi
1004 N Oak St Valdosta, GA	1.0–2.0	1.0	866	$750	$0.87	21d	3	0.55mi
604 E Brookwood Dr Valdosta, GA	2.0	1.0	720	$995	$1.38	43d	1	0.58mi
1029 Johnson St Valdosta, GA	2.0	1.0	986	$900	$0.91	43d	1	0.59mi
743 E Brookwood Dr Valdosta, GA	2.0	1.0	906	$895	$0.99	43d	1	0.67mi
722 Vallotton Dr Valdosta, GA	3.0	1.0	984	$900	$0.91	43d	1	0.82mi
803 Lausanne Dr Valdosta, GA	3.0	1.0	994	$1,095	$1.10	43d	1	0.83mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	21d	1	0.85mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	43d	1	0.87mi
1701 N Troup St Valdosta, GA	2.0	1.0	756	$750	$0.99	21d	1	0.98mi
808 Lilly St Apt B Valdosta, GA	3.0	1.0	872	$895	$1.03	43d	1	1.02mi
1716 Charlton St Valdosta, GA	2.0	1.0	833	$825	$0.99	43d	1	1.06mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,260	$1.42	43d	54	1.10mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	43d	1	1.14mi
1616 E Moore St Apt 19 Valdosta, GA	2.0	1.0	1029	$825	$0.80	43d	1	1.20mi
304 E Cranford Ave Valdosta, GA	2.0	1.0	980	$850	$0.87	43d	1	1.21mi
825 Bethune Dr Valdosta, GA	3.0	1.0	834	$895	$1.07	21d	1	1.27mi
720 E Park Ave Unit 6 Valdosta, GA	2.0	1.0	850	$650	$0.76	21d	1	1.27mi
1709 Azalea Dr Apt B Valdosta, GA	2.0	1.0	775	$1,250	$1.61	21d	1	1.28mi
1425 E Park Ave Valdosta, GA	1.0–2.0	1.0–2.0	917	$1,095	$1.19	21d	2	1.31mi
713 Lakeland Ave Valdosta, GA	2.0	1.0	1047	$895	$0.85	43d	1	1.32mi
1400 Baytree Dr Valdosta, GA	2.0–4.0	2.0–4.0	1277	$614	$0.48	43d	1	1.37mi
200 W Cranford Ave Valdosta, GA	2.0	2.0	950	$1,225	$1.29	21d	3	1.37mi
1205 Bethune St Unit A Valdosta, GA	2.0	1.5	1100	$1,000	$0.91	21d	1	1.40mi
1005 Langdale Dr Unit B Valdosta, GA	2.0	1.0	879	$700	$0.80	21d	1	1.50mi

Listing history 20 events

1. 2026-06-19
   days on market $69,900 Active 154 DOM
2. 2026-06-18
   days on market $69,900 Active 153 DOM
3. 2026-06-17
   days on market $69,900 Active 152 DOM
4. 2026-06-17
   pricedays on market $69,900 Active 151 DOM
5. 2026-06-05
   days on market $74,900 Active 148 DOM
6. 2026-06-03
   days on market $74,900 Active 147 DOM
7. 2026-06-02
   days on market $74,900 Active 146 DOM
8. 2026-06-01
   days on market $74,900 Active 145 DOM
9. 2026-05-31
   days on market $74,900 Active 144 DOM
10. 2026-05-30
    days on market $74,900 Active 143 DOM
11. 2026-02-24
    price $74,900 159-char remark

    Show marketing remark (159 chars)

    Nice 3 bed 1 bath home that currently rents for $800/month. This home can also be bought in a package deal with MLS#1000060591 (217 N Troup St. , Valdosta GA).

12. 2026-01-07
    listed $79,900 Active 159-char remark

    Show marketing remark (159 chars)

    Nice 3 bed 1 bath home that currently rents for $800/month. This home can also be bought in a package deal with MLS#1000060591 (217 N Troup St. , Valdosta GA).

13. 2024-03-01
    soldstatus $60,000 Closed 186-char remark

    Show marketing remark (186 chars)

    New Roof! Currently rents for $750.00. Updated 3 bedrooms 1 bath home with large fenced in back yard. Kitchen has been renovated with new flooring and black appliances. New laundry room.

14. 2024-03-01
    soldstatus $120,000

    Show marketing remark (186 chars)

    New Roof! Currently rents for $750.00. Updated 3 bedrooms 1 bath home with large fenced in back yard. Kitchen has been renovated with new flooring and black appliances. New laundry room.

15. 2024-03-01
    soldstatus $120,000

    Show marketing remark (186 chars)

    New Roof! Currently rents for $750.00. Updated 3 bedrooms 1 bath home with large fenced in back yard. Kitchen has been renovated with new flooring and black appliances. New laundry room.

16. 2024-01-29
    status Pending 186-char remark

    Show marketing remark (186 chars)

    New Roof! Currently rents for $750.00. Updated 3 bedrooms 1 bath home with large fenced in back yard. Kitchen has been renovated with new flooring and black appliances. New laundry room.

17. 2023-10-18
    listed $74,900 Active 186-char remark

    Show marketing remark (186 chars)

    New Roof! Currently rents for $750.00. Updated 3 bedrooms 1 bath home with large fenced in back yard. Kitchen has been renovated with new flooring and black appliances. New laundry room.

18. 2004-09-01
    soldstatus $65,000
19. 2001-03-08
    soldstatus $52,000
20. 1995-07-31
    soldstatus $20,000

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $643 · $54/mo
• Expected delta: +$52/yr (+$4/mo · 8.8%)

ⓘ 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 9/10 Extreme 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: $11,853
• − Mortgage interest: −$3,915
• − Property taxes: −$591
• − Insurance: −$350
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$2,033
• Taxable income: $3,067
• Est. tax owed @ 24.0%: −$736
• After-tax cash flow: $3,289/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

+274.5% since first listed

10 events — show timeline

• 2026-02-24 Price Changed $74,900 SGMLS
• 2026-01-07 Listed $79,900 SGMLS
• 2024-03-01 Sold (Public Records) $120,000 Public Records
• 2024-03-01 Sold (Public Records) $120,000 Public Records
• 2024-03-01 Sold (MLS) $60,000 SGMLS
• 2024-01-29 Pending — SGMLS
• 2023-10-18 Listed $74,900 SGMLS
• 2004-09-01 Sold (Public Records) $65,000 Public Records
• 2001-03-08 Sold (Public Records) $52,000 Public Records
• 1995-07-31 Sold (Public Records) $20,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $591 · +26.1% YoY. Source: county tax records.