3896 Bettys Pl · Valdosta, GA 31632

$364,000

4 bd · 2.0 ba · 1,873 sqft · SingleFamily public records · 2 Days on market

Built 2021 9,583 sqft lot Est $307k · 19% over $10/mo HOA

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +6.6/30.0
• Schools +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.9/10.0
• ARV discount +0.0/15.0

Listing remarks

4 bedroom, 2 bathroom home featuring a backyard setup that truly stands out. Designed for both everyday living and entertaining, this property offers a rare combination of indoor comfort and outdoor enjoyment. Step inside to a bright, open layout with soaring vaulted ceilings that create an airy feel and bring in natural light throughout the main living areas. The kitchen is both functional and upgraded, featuring quartz countertops throughout the home along with a double pantry that provides exceptional storage and convenience. The master suite offers a private retreat, complete with a tray ceiling that adds character and dimension. The en-suite bathroom includes a walk-in tile shower and

Key facts

• Double pantry
• Quartz countertops
• Walk-in tile shower

Tags

• OPEN LAYOUT
• VAULTED CEILINGS
• QUARTZ COUNTERTOPS
• DOUBLE PANTRY
• WALK-IN TILE SHOWER
• WALK-IN CLOSETS

Property features AI

Finance

• HOA & community: Homeowners association with $120 annual fee (approximately $10/month)

Exterior

• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Fenced yard; In-ground pool

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Garbage disposal
• Bathrooms: 2 full bathrooms
• Interior features: Security system
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $364k.

Deal economics

• At list price, monthly cash flow is $-593 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (28.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (39.9% below list).
• Recommended offer: $219k (39.9% below list) — sets the bar for 1% rule.

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.
• 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.
• Market conditions: 189 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (10.0% local appreciation)).
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

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

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $218,592 (39.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.60% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.99%
• DSCR: 0.69
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $307,172
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3832 Bettys Pl	0.20mi	4/2.0	1,872 (-0%)	0mo	$304,000	$162	90
3950 Bettys Pl	0.15mi	4/2.0	1,851 (-1%)	1mo	$287,500	$155	90
3946 Bettys Pl	0.14mi	4/2.0	1,779 (-5%)	1mo	$300,000	$169	84
3963 Lu Ln	0.20mi	4/2.0	1,781 (-5%)	0mo	$302,000	$170	82
3808 Renee Pl	0.42mi	4/2.0	1,938 (+4%)	1mo	$321,900	$166	74
3828 Lu Ln	0.28mi	4/2.0	2,023 (+8%)	2mo	$332,524	$164	72
4005 Pearson Way	0.54mi	4/2.0	1,925 (+3%)	0mo	$345,900	$180	70
3835 Lu Ln	0.25mi	4/2.0	2,067 (+10%)	2mo	$317,000	$153	70
4556 Brinlee Way	0.69mi	4/2.0	1,925 (+3%)	1mo	$319,900	$166	62
4185 Addalyn Way	0.65mi	4/2.0	1,811 (-3%)	3mo	$279,900	$155	62
4555 Brinlee Way	0.72mi	4/2.0	1,925 (+3%)	0mo	$310,000	$161	61
4552 Brinlee Way	0.70mi	4/2.0	1,925 (+3%)	3mo	$307,500	$160	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.57×
• Total profit: $160,358
• Equity at exit: $327,920

10-year hold

• IRR: 17.8%
• Equity multiple: 5.92×
• Total profit: $501,780
• Equity at exit: $707,172

Cash invested: $101,920 (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 31632

• Home prices YoY: 8.1%
• Active inventory: 189
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,186 high
• Mortgage (P&I): −$1,909
• Tax from tax record: −$250 /mo · $2,998/yr
• Insurance: −$152
• HOA: −$10
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-593

Break-even live

Break-even rent $2,937

Max offer price $259,160

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: $91,000
• Closing costs: $10,920
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4112 Silver Gln Hahira, GA	3.0	2.0	1534	$1,750	$1.14	43d	1	0.53mi
4171 Silver Gln Hahira, GA	3.0	2.0	1544	$1,650	$1.07	21d	1	0.64mi
4194 Silver Gln Hahira, GA	3.0	2.0	1650	$1,795	$1.09	21d	1	0.67mi
4162 Nelson Hill Pl Hahira, GA	3.0	2.0	1561	$1,900	$1.22	21d	1	0.72mi
5048 Planters Xing Hahira, GA	4.0	3.0	2160	$2,500	$1.16	21d	1	1.09mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-27
   listed $364,000 Active

ⓘ 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: $2,998 · $250/mo
• Projected year-2 tax: $3,349 · $279/mo
• Expected delta: +$351/yr (+$29/mo · 11.7%)

ⓘ 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 8/10 Severe
• 🌡 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: $26,231
• − Mortgage interest: −$20,390
• − Property taxes: −$2,998
• − Insurance: −$1,820
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − HOA: −$120
• − Depreciation: −$10,589
• Taxable loss: −$13,883
• Est. tax savings @ 24.0%: +$3,332
• After-tax cash flow: $-3,790/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): 15,942
• Household income: $83,946
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 73.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 19.44%
• Current HPI: 259.01
• Rent YoY: —
• 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

• 2026-04-29 Pending — SGMLS
• 2026-04-27 Listed $364,000 SGMLS

Property tax history

+86.5%/yr

Latest (2025): $2,998 · +4.4% YoY. Source: county tax records.