4555 Brinlee Way · Valdosta, GA 31632

$319,900

4 bd · 2.0 ba · 1,925 sqft · SingleFamily · 77 Days on market

Built 2026 8,712 sqft lot $166/sqft · at area comps Est $317k · at est. $17/mo HOA · 1% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.0/15.0
• Cash flow +6.7/30.0
• Schools +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.9/10.0

Listing remarks MLS

FOUR BEDROOM HOUSE IN THE LANDINGS SUBDIVISION! Kitchen complete with custom cabinets, granite counter tops, tiled backsplash and stainless appliances including refrigerator. Master Bathroom complete with double vanity, his and her closets, tiled shower and jetted tub! No carpet! Blinds on windows including plantation shutter on front door. Property qualifies for 100% USDA financing to qualified buyers. Fenced backyard

Key facts

• Double vanity
• Custom cabinets
• His and her closets

Tags

• CUSTOM CABINETS
• GRANITE COUNTER TOPS
• TILED BACKSPLASH
• STAINLESS APPLIANCES
• DOUBLE VANITY
• HIS AND HER CLOSETS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-518 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (32.4% below list).
• Recommended offer: $216k (32.4% 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 22d 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,409 (32.4% 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. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.68% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.94%
• DSCR: 0.69
• GRM: 12.3

CMA / ARV

• ARV (median comp): $316,600
• List price: $319,900
• Delta: 1.04%
• 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
4555 Brinlee Way	0.00mi	4/2.0	1,925 (0%)	0mo	$310,000	$161	100
4556 Brinlee Way	0.03mi	4/2.0	1,925 (0%)	1mo	$319,900	$166	98
4552 Brinlee Way	0.04mi	4/2.0	1,925 (0%)	3mo	$307,500	$160	96
4005 Pearson Way	0.18mi	4/2.0	1,925 (0%)	0mo	$345,900	$180	91
3817 Cutshaw Trl	0.14mi	4/2.0	1,875 (-3%)	2mo	$296,000	$158	88
3919 Landings Cir	0.26mi	4/2.0	1,925 (0%)	3mo	$305,000	$158	86
3800 Cutshaw Trl	0.18mi	4/2.0	1,979 (+3%)	5mo	$307,500	$155	83
4185 Addalyn Way	0.56mi	4/2.0	1,811 (-6%)	3mo	$279,900	$155	61
3950 Bettys Pl	0.67mi	4/2.0	1,851 (-4%)	1mo	$287,500	$155	61
3946 Bettys Pl	0.67mi	4/2.0	1,779 (-8%)	1mo	$300,000	$169	55
4209 Parker Trl	0.68mi	4/2.0	1,788 (-7%)	4mo	$279,900	$157	53
4193 Nelson Hill Pl	0.69mi	4/2.0	1,788 (-7%)	6mo	$280,000	$157	51

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: 19.4%
• Equity multiple: 2.58×
• Total profit: $141,269
• Equity at exit: $288,191

10-year hold

• IRR: 17.8%
• Equity multiple: 5.94×
• Total profit: $442,052
• Equity at exit: $621,495

Cash invested: $89,572 (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 31632

• Home prices YoY: 8.1%
• Active inventory: 189
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,164 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,798/yr
• Insurance: −$133
• HOA: −$17
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-518

Break-even live

Break-even rent $2,820

Max offer price $244,926

Occupancy floor —

Sensitivity live

Price	-10% $-297	-5% $-408	+0% $-518	+5% $-629	+10% $-739
Rent	-10% $-689	-5% $-604	+0% $-518	+5% $-433	+10% $-347
Rate	-1.0pp $-357	-0.5pp $-437	base $-518	+0.5pp $-601	+1.0pp $-685

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4194 Silver Gln Hahira, GA	3.0	2.0	1650	$1,795	$1.09	21d	1	0.34mi
4171 Silver Gln Hahira, GA	3.0	2.0	1544	$1,650	$1.07	21d	1	0.40mi
4112 Silver Gln Hahira, GA	3.0	2.0	1534	$1,750	$1.14	44d	1	0.48mi
4162 Nelson Hill Pl Hahira, GA	3.0	2.0	1561	$1,900	$1.22	21d	1	0.66mi
5048 Planters Xing Hahira, GA	4.0	3.0	2160	$2,500	$1.16	21d	1	1.12mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 3 events

1. 2026-05-19
   status Pending 422-char remark

   Show marketing remark (422 chars)

   FOUR BEDROOM HOUSE IN THE LANDINGS SUBDIVISION! Kitchen complete with custom cabinets, granite counter tops, tiled backsplash and stainless appliances including refrigerator. Master Bathroom complete with double vanity, his and her closets, tiled shower and jetted tub! No carpet! Blinds on windows including plantation shutter on front door. Property qualifies for 100% USDA financing to qualified buyers. Fenced backyard

2. 2026-04-03
   price $319,900 422-char remark

   Show marketing remark (422 chars)

   FOUR BEDROOM HOUSE IN THE LANDINGS SUBDIVISION! Kitchen complete with custom cabinets, granite counter tops, tiled backsplash and stainless appliances including refrigerator. Master Bathroom complete with double vanity, his and her closets, tiled shower and jetted tub! No carpet! Blinds on windows including plantation shutter on front door. Property qualifies for 100% USDA financing to qualified buyers. Fenced backyard

3. 2026-03-03
   listed $314,900 Active 422-char remark

   Show marketing remark (422 chars)

   FOUR BEDROOM HOUSE IN THE LANDINGS SUBDIVISION! Kitchen complete with custom cabinets, granite counter tops, tiled backsplash and stainless appliances including refrigerator. Master Bathroom complete with double vanity, his and her closets, tiled shower and jetted tub! No carpet! Blinds on windows including plantation shutter on front door. Property qualifies for 100% USDA financing to qualified buyers. Fenced backyard

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,969
• − Mortgage interest: −$17,919
• − Property taxes: −$4,798
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,078
• − Management: −$2,078
• − HOA: −$204
• − Depreciation: −$9,306
• Taxable loss: −$12,014
• Est. tax savings @ 24.0%: +$2,883
• After-tax cash flow: $-3,334/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

+1.6% since first listed

3 events — show timeline

• 2026-05-19 Pending — SGMLS
• 2026-04-03 Price Changed $319,900 SGMLS
• 2026-03-03 Listed $314,900 SGMLS