726 E Jane St · Valdosta, GA 31601

$85,000

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 233 Days on market

Built 1956 0.29 ac lot $96/sqft · 35% above area Est $63k · 35% 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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +5.9/10.0
• 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

NEW PRICE - ACT FAST! First-time owners and seasoned investors: seize this exceptional opportunity. Currently leased to stable tenants, this property boasts a prime location near downtown and essential amenities. The generously sized yard offers endless potential—whether for designing your dream outdoor space or planning future expansion. poised for continued growth, this property is an ideal addition to a discerning investment portfolio.

Key facts

• Endless potential
• Prime location
• 0.29 acre lot

Tags

• PRIME LOCATION
• GENEROUSLY SIZED YARD
• ENDLESS POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 39 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 31% 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 $588 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 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 1956 — 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: 1.09% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.25%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (median comp): $63,184
• List price: $85,000
• Delta: 34.53%
• 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
1012 N Troup St	0.25mi	2/1.0	892 (+0%)	4mo	$13,000	$15	84
907 E Gordon St	0.39mi	2/1.0	871 (-2%)	5mo	$23,000	$26	75
809 Lausanne Dr	0.26mi	3/1.0 (+1)	925 (+4%)	10mo	$77,000	$83	68
822 Stillwater Dr	0.38mi	3/1.0 (+1)	828 (-7%)	4mo	$33,000	$40	63
800 E Brookwood Dr	0.16mi	3/1.0 (+1)	783 (-12%)	7mo	$74,500	$95	62
747 E Brookwood Dr	0.09mi	3/1.0 (+1)	768 (-14%)	8mo	$73,000	$95	62
1714 Clover Dr	0.58mi	2/1.0	849 (-4%)	7mo	$96,000	$113	60
515 E Mary St	0.31mi	3/1.0 (+1)	1,000 (+13%)	2mo	$94,900	$95	58
809 E Brookwood Dr	0.19mi	3/1.0 (+1)	768 (-14%)	9mo	$88,000	$115	56
1507 Vallotton Dr	0.42mi	3/1.0 (+1)	1,016 (+14%)	8mo	$90,000	$89	44
1706 Clover Dr	0.53mi	3/1.0 (+1)	1,012 (+14%)	8mo	$70,000	$69	40
902 E Cranford Ave	0.72mi	3/1.0 (+1)	1,014 (+14%)	10mo	$111,000	$109	29

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: 4.2%
• Equity multiple: 1.17×
• Total profit: $4,041
• Equity at exit: $12,674

10-year hold

• IRR: 17.6%
• Equity multiple: 2.78×
• Total profit: $42,350
• Equity at exit: $7,349

Cash invested: $23,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $925 high
• Mortgage (P&I): −$446
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $203

Break-even live

Break-even rent $668

Max offer price $85,000

Occupancy floor 73%

Sensitivity live

Price	-10% $251	-5% $227	+0% $203	+5% $179	+10% $155
Rent	-10% $130	-5% $167	+0% $203	+5% $240	+10% $276
Rate	-1.0pp $246	-0.5pp $225	base $203	+0.5pp $181	+1.0pp $159

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
743 E Brookwood Dr Valdosta, GA	2.0	1.0	906	$895	$0.99	44d	1	0.07mi
803 Lausanne Dr Valdosta, GA	3.0	1.0	994	$1,095	$1.10	44d	1	0.24mi
722 Vallotton Dr Valdosta, GA	3.0	1.0	984	$900	$0.91	44d	1	0.26mi
604 E Brookwood Dr Valdosta, GA	2.0	1.0	720	$995	$1.38	44d	1	0.34mi
615 Vallotton Dr Unit A3 Valdosta, GA	1.0	1.0	568	$550	$0.97	21d	1	0.37mi
1701 N Troup St Valdosta, GA	2.0	1.0	756	$750	$0.99	21d	1	0.53mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,044	$1.17	44d	54	0.54mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	21d	1	0.56mi
1616 E Moore St Apt 19 Valdosta, GA	2.0	1.0	1029	$825	$0.80	44d	1	0.60mi
522 Green St Valdosta, GA	2.0	1.0	1020	$900	$0.88	21d	1	0.64mi
1716 Charlton St Valdosta, GA	2.0	1.0	833	$825	$0.99	44d	1	0.66mi
205 E Adair St Unit 4 Valdosta, GA	1.0	1.0	700	$550	$0.79	44d	1	0.70mi
1425 E Park Ave Valdosta, GA	1.0–2.0	1.0–2.0	917	$1,095	$1.19	21d	2	0.74mi
720 E Park Ave Unit 6 Valdosta, GA	2.0	1.0	850	$650	$0.76	21d	1	0.84mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	44d	1	0.88mi
207 E Moore St Unit L Valdosta, GA	1.0	1.0	850	$700	$0.82	21d	1	0.89mi
207 E Moore St Unit J Valdosta, GA	1.0	1.0	850	$700	$0.82	44d	1	0.89mi
713 Lakeland Ave Valdosta, GA	2.0	1.0	1047	$895	$0.85	44d	1	0.90mi
1010 N Toombs St Valdosta, GA	2.0	1.5	1056	$1,000	$0.95	21d	3	0.92mi
200 W Adair St Unit A9 Valdosta, GA	1.0	1.0	900	$895	$0.99	21d	1	0.94mi
1005 N Oak St Valdosta, GA	3.0	1.0	1087	$795	$0.73	44d	1	0.96mi
304 E Cranford Ave Valdosta, GA	2.0	1.0	980	$850	$0.87	44d	1	0.97mi
1005 Langdale Dr Unit B Valdosta, GA	2.0	1.0	879	$700	$0.80	21d	1	0.99mi
1004 N Oak St Valdosta, GA	1.0–2.0	1.0	866	$750	$0.87	21d	3	1.00mi
1029 Johnson St Valdosta, GA	2.0	1.0	986	$900	$0.91	44d	1	1.02mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	44d	1	1.10mi
1632 Lexington Cir Valdosta, GA	3.0	2.0	1104	$1,395	$1.26	44d	1	1.13mi
2205 Bemiss Rd Valdosta, GA	2.0	1.0	880	$1,095	$1.24	44d	3	1.14mi
114 High St Valdosta, GA	1.0	1.0	609	$650	$1.07	44d	1	1.18mi
2314 Pineview Dr Apt A Valdosta, GA	2.0	1.0	940	$900	$0.96	44d	1	1.25mi
2324 Sterling Pl Valdosta, GA	3.0	1.0	1124	$1,095	$0.97	21d	1	1.29mi
200 W Cranford Ave Valdosta, GA	2.0	2.0	950	$1,225	$1.29	21d	3	1.30mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,300	$1.08	21d	3	1.38mi
1709 Azalea Dr Apt B Valdosta, GA	2.0	1.0	775	$1,250	$1.61	21d	1	1.42mi
2709 Pineview Dr Unit A Valdosta, GA	2.0	2.5	1000	$995	$0.99	44d	1	1.46mi
808 Lilly St Apt B Valdosta, GA	3.0	1.0	872	$895	$1.03	44d	1	1.46mi
825 Bethune Dr Valdosta, GA	3.0	1.0	834	$895	$1.07	21d	1	1.47mi
1205 Bethune St Unit A Valdosta, GA	2.0	1.5	1100	$1,000	$0.91	21d	1	1.48mi
2305 Bemiss Rd Unit T16 Valdosta, GA	2.0	1.5	896	$850	$0.95	44d	1	1.48mi

Listing history 31 events

1. 2026-06-19
   days on market $85,000 Active 233 DOM
2. 2026-06-18
   days on market $85,000 Active 232 DOM
3. 2026-06-17
   days on market $85,000 Active 231 DOM
4. 2026-06-16
   days on market $85,000 Active 230 DOM
5. 2026-06-15
   days on market $85,000 Active 229 DOM
6. 2026-06-14
   days on market $85,000 Active 227 DOM
7. 2026-06-13
   days on market $85,000 Active 226 DOM
8. 2026-06-10
   days on market $85,000 Active 224 DOM
9. 2026-06-09
   days on market $85,000 Active 223 DOM
10. 2026-06-08
    days on market $85,000 Active 222 DOM
11. 2026-06-07
    days on market $85,000 Active 221 DOM
12. 2026-06-05
    days on market $85,000 Active 218 DOM
13. 2026-06-03
    days on market $85,000 Active 217 DOM
14. 2026-06-02
    days on market $85,000 Active 216 DOM
15. 2026-06-01
    days on market $85,000 Active 215 DOM
16. 2026-05-31
    days on market $85,000 Active 214 DOM
17. 2026-05-30
    days on market $85,000 Active 213 DOM
18. 2026-04-23
    price $85,000 448-char remark

    Show marketing remark (448 chars)

    NEW PRICE - ACT FAST! First-time owners and seasoned investors: seize this exceptional opportunity. Currently leased to stable tenants, this property boasts a prime location near downtown and essential amenities. The generously sized yard offers endless potential—whether for designing your dream outdoor space or planning future expansion. poised for continued growth, this property is an ideal addition to a discerning investment portfolio.

19. 2026-02-01
    price $89,200 448-char remark

    Show marketing remark (448 chars)

    NEW PRICE - ACT FAST! First-time owners and seasoned investors: seize this exceptional opportunity. Currently leased to stable tenants, this property boasts a prime location near downtown and essential amenities. The generously sized yard offers endless potential—whether for designing your dream outdoor space or planning future expansion. poised for continued growth, this property is an ideal addition to a discerning investment portfolio.

20. 2025-10-29
    listed $96,000 Active 448-char remark

    Show marketing remark (448 chars)

    NEW PRICE - ACT FAST! First-time owners and seasoned investors: seize this exceptional opportunity. Currently leased to stable tenants, this property boasts a prime location near downtown and essential amenities. The generously sized yard offers endless potential—whether for designing your dream outdoor space or planning future expansion. poised for continued growth, this property is an ideal addition to a discerning investment portfolio.

21. 2024-12-31
    soldstatus $72,000
22. 2024-12-27
    soldstatus $72,000 Closed 194-char remark

    Show marketing remark (194 chars)

    Great investment opportunity!! 2 bed/1 bath house. Updated appliances in the kitchen, new floors in living room, & large back yard! Hurry before its gone! Seller is a licensed broker in GA.

23. 2024-12-14
    status Pending 194-char remark

    Show marketing remark (194 chars)

    Great investment opportunity!! 2 bed/1 bath house. Updated appliances in the kitchen, new floors in living room, & large back yard! Hurry before its gone! Seller is a licensed broker in GA.

24. 2024-12-06
    price $73,900 194-char remark

    Show marketing remark (194 chars)

    Great investment opportunity!! 2 bed/1 bath house. Updated appliances in the kitchen, new floors in living room, & large back yard! Hurry before its gone! Seller is a licensed broker in GA.

25. 2024-11-26
    listed $79,000 Active 194-char remark

    Show marketing remark (194 chars)

    Great investment opportunity!! 2 bed/1 bath house. Updated appliances in the kitchen, new floors in living room, & large back yard! Hurry before its gone! Seller is a licensed broker in GA.

26. 2024-10-03
    price $75,000
27. 2024-09-23
    price $79,900
28. 2024-09-19
    price $84,900
29. 2019-05-22
    soldstatus $25,000
30. 2018-12-12
    listed $22,000
31. 2000-04-07
    soldstatus $37,900

ⓘ 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: $556 · $46/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$226/yr (+$19/mo · 40.7%)

ⓘ 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 4/10 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 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,101
• − Mortgage interest: −$4,761
• − Property taxes: −$556
• − Insurance: −$425
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$2,473
• Taxable income: $1,110
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $2,173/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

+124.3% since first listed

14 events — show timeline

• 2026-04-23 Price Changed $85,000 SGMLS
• 2026-02-01 Price Changed $89,200 SGMLS
• 2025-10-29 Listed $96,000 SGMLS
• 2024-12-31 Sold (Public Records) $72,000 Public Records
• 2024-12-27 Sold (MLS) $72,000 SGMLS
• 2024-12-14 Pending — SGMLS
• 2024-12-06 Price Changed $73,900 SGMLS
• 2024-11-26 Listed $79,000 SGMLS
• 2024-10-03 Price Changed $75,000 SGMLS
• 2024-09-23 Price Changed $79,900 SGMLS
• 2024-09-19 Price Changed $84,900 SGMLS
• 2019-05-22 Sold (MLS) $25,000 SGMLS
• 2018-12-12 Listed $22,000 SGMLS
• 2000-04-07 Sold (Public Records) $37,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $556 · +25.5% YoY. Source: county tax records.