1513 E Moore St · Valdosta, GA 31601

$109,000

3 bd · 2.0 ba · 1,212 sqft · SingleFamily public records · 12 Days on market

Built 1966 9,583 sqft lot Est $91k · 20% over

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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 +21.3/30.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• 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

DO NOT DISTURB TENANT. Investor ready rental property! Long term Section 8 tenant occupies the property. Section 8 pays 100% rent. Current rent $875. Max rent available $1,650 per DCA 2026 Payment Standards for Lowndes County. All you have to do is submit rent increase request form at the lease renewal. A/C Unit replaced in 2024. Electric range replaced in 2024. Back roof slope replaced in 2019. Showings will be scheduled for buyers with accepted offers. DO NOT DISTURB TENANT. Tenant has leased from the owner for 10 years and has been a joy to work with! Owner is licensed real estate agent.

Key facts

• A/c unit replaced
• 9,583 sq ft lot
• Built 1966

Tags

• A/C UNIT REPLACED
• ELECTRIC RANGE REPLACED
• BACK ROOF SLOPE REPLACED

Property features AI

Finance

• Financial info: Annual tax amount $1,033.50
• HOA & community: Located in the Whispering Pines subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One-story house; Residential property
• Construction: Brick veneer construction
• Exterior features: Covered patio/porch; Fenced yard; Shingle roof

Interior

• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Cap rate 8.0% 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); 201 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 36% 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 $754 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $109k implies a 83% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $90,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 N Barack Obama Blvd	0.52mi	4/2.0 (+1)	1,200 (-1%)	3mo	$33,000	$28	66
1306 Ponderosa Dr	0.39mi	3/2.0	1,330 (+10%)	0mo	$100,000	$75	65
1206 Lakeland Ave	0.47mi	3/2.0	1,296 (+7%)	3mo	$145,000	$112	64
736 Lausanne Dr	0.32mi	3/1.0	1,105 (-9%)	4mo	$66,000	$60	63
1405 Leon Ave	0.64mi	3/2.0	1,162 (-4%)	4mo	$150,000	$129	60
1803 N Lee St	0.68mi	4/2.0 (+1)	1,241 (+2%)	4mo	$71,500	$58	56
1505 Baymeadows Dr	0.62mi	3/2.0	1,332 (+10%)	0mo	$182,000	$137	54
2105 N Troup St	0.63mi	4/2.0 (+1)	1,334 (+10%)	1mo	$140,000	$105	48
722 E Jane St	0.51mi	3/1.0	1,044 (-14%)	1mo	$76,500	$73	48
805 Ponderosa Dr	0.60mi	3/1.0	1,066 (-12%)	1mo	$55,000	$52	47
703 E Cranford Ave	0.68mi	3/1.0	1,053 (-13%)	2mo	$158,000	$150	40
1400 Leone Ave	0.68mi	3/1.0	1,034 (-15%)	1mo	$35,000	$34	39

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,791
• Equity at exit: $16,252

10-year hold

• IRR: 12.7%
• Equity multiple: 2.23×
• Total profit: $37,658
• Equity at exit: $9,424

Cash invested: $30,520 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,091 high
• Mortgage (P&I): −$572
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $159

Break-even live

Break-even rent $890

Max offer price $109,000

Occupancy floor 80%

Sensitivity live

Price	-10% $221	-5% $190	+0% $159	+5% $128	+10% $97
Rent	-10% $73	-5% $116	+0% $159	+5% $202	+10% $245
Rate	-1.0pp $214	-0.5pp $187	base $159	+0.5pp $131	+1.0pp $102

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 E Moore St Apt 19 Valdosta, GA	2.0	1.0	1029	$825	$0.80	45d	1	0.11mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,260	$1.42	45d	54	0.27mi
803 Lausanne Dr Valdosta, GA	3.0	1.0	994	$1,095	$1.10	45d	1	0.28mi
1235 Ponderosa Dr Valdosta, GA	3.0	2.0	1200	$1,295	$1.08	22d	1	0.32mi
1425 E Park Ave Valdosta, GA	1.0–2.0	1.0–2.0	917	$1,095	$1.19	22d	2	0.33mi
722 Vallotton Dr Valdosta, GA	3.0	1.0	984	$900	$0.91	45d	1	0.35mi
743 E Brookwood Dr Valdosta, GA	2.0	1.0	906	$895	$0.99	45d	1	0.44mi
1701 N Troup St Valdosta, GA	2.0	1.0	756	$750	$0.99	22d	1	0.51mi
1109 Timber Line Dr Valdosta, GA	3.0	2.0	1436	$1,300	$0.91	45d	1	0.56mi
1632 Lexington Cir Valdosta, GA	3.0	2.0	1104	$1,395	$1.26	45d	1	0.64mi
1716 Charlton St Valdosta, GA	2.0	1.0	833	$825	$0.99	45d	1	0.64mi
1005 Langdale Dr Unit B Valdosta, GA	2.0	1.0	879	$700	$0.80	22d	1	0.67mi
720 E Park Ave Unit 6 Valdosta, GA	2.0	1.0	850	$650	$0.76	22d	1	0.69mi
604 E Brookwood Dr Valdosta, GA	2.0	1.0	720	$995	$1.38	45d	1	0.70mi
4 Lakeland Ct Valdosta, GA	4.0	2.0	1350	$1,250	$0.93	22d	1	0.72mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	22d	1	0.73mi
2314 Pineview Dr Apt A Valdosta, GA	2.0	1.0	940	$900	$0.96	45d	1	0.74mi
713 Lakeland Ave Valdosta, GA	2.0	1.0	1047	$895	$0.85	45d	1	0.75mi
2324 Sterling Pl Valdosta, GA	3.0	1.0	1124	$1,095	$0.97	22d	1	0.87mi
1730 Forsyth Pl Unit B Valdosta, GA	3.0	3.0	1280	$1,395	$1.09	45d	1	0.92mi
2709 Pineview Dr Unit A Valdosta, GA	2.0	2.5	1000	$995	$0.99	45d	1	0.96mi
2205 Bemiss Rd Valdosta, GA	2.0	1.0	880	$1,095	$1.24	45d	3	0.96mi
304 E Cranford Ave Valdosta, GA	2.0	1.0	980	$850	$0.87	45d	1	1.02mi
522 Green St Valdosta, GA	2.0	1.0	1020	$900	$0.88	22d	1	1.09mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,600	$1.33	22d	3	1.13mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	45d	1	1.16mi
1778 Almond Tree Pl Valdosta, GA	3.0	2.5	1336	$1,300	$0.97	45d	1	1.16mi
1717 Largo Cir Valdosta, GA	3.0	2.0	1206	$1,495	$1.24	45d	1	1.21mi
2305 Bemiss Rd Unit T16 Valdosta, GA	2.0	1.5	896	$850	$0.95	45d	1	1.24mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	45d	1	1.29mi
2600 Deborah Dr Valdosta, GA	3.0	1.0	1333	$1,495	$1.12	45d	1	1.30mi
1010 N Toombs St Valdosta, GA	2.0	1.5	1056	$1,000	$0.95	22d	3	1.39mi
1005 N Oak St Valdosta, GA	3.0	1.0	1087	$795	$0.73	45d	1	1.43mi
200 W Cranford Ave Valdosta, GA	2.0	2.0	950	$1,225	$1.29	22d	3	1.44mi
1004 N Oak St Valdosta, GA	1.0–2.0	1.0	866	$750	$0.87	22d	3	1.46mi
2437 University Dr Valdosta, GA	3.0	1.0	879	$1,175	$1.34	45d	1	1.46mi
1029 Johnson St Valdosta, GA	2.0	1.0	986	$900	$0.91	45d	1	1.47mi

Listing history 14 events

1. 2026-06-09
   status $109,000 Pending 12 DOM
2. 2026-06-08
   days on market $109,000 Active 12 DOM
3. 2026-06-07
   days on market $109,000 Active 11 DOM
4. 2026-06-05
   days on market $109,000 Active 8 DOM
5. 2026-06-03
   days on market $109,000 Active 7 DOM
6. 2026-06-02
   days on market $109,000 Active 6 DOM
7. 2026-06-01
   days on market $109,000 Active 5 DOM
8. 2026-05-31
   days on market $109,000 Active 4 DOM
9. 2026-05-30
   days on market $109,000 Active 3 DOM
10. 2026-05-27
    listed $109,000 Active
11. 2006-01-18
    soldstatus $59,500
12. 1990-11-01
    soldstatus $43,500
13. 1987-08-11
    soldstatus $18,100
14. 1973-09-27
    soldstatus $26,800

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,034 · $86/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $13,094
• − Mortgage interest: −$6,106
• − Property taxes: −$1,034
• − Insurance: −$545
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$3,171
• Taxable income: $144
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $1,872/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

+306.7% since first listed

5 events — show timeline

• 2026-05-27 Listed $109,000 SGMLS
• 2006-01-18 Sold (Public Records) $59,500 Public Records
• 1990-11-01 Sold (Public Records) $43,500 Public Records
• 1987-08-11 Sold (Public Records) $18,100 Public Records
• 1973-09-27 Sold (Public Records) $26,800 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,034 · +14.4% YoY. Source: county tax records.