815 E Cranford Ave #3 · Valdosta, GA 31602

$149,900

6 bd · 3.0 ba · 2,544 sqft · MultiFamily · 25 Days on market

Fair condition 0.52 ac lot $59/sqft · 23% below area Est $195k · 23% under ↓ 13% since listing

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Income-producing investment opportunity in a convenient Valdosta location! 815 E Cranford Ave is currently configured as a triplex featuring a studio apartment, a 2BR/1BA main level unit, and an upstairs 2BR/1BA unit with private exterior entrance. The studio tenant has occupied the unit for approximately 4 years and currently pays $400/month. The upstairs unit needs some flooring and sheetrock repairs but offers strong upside potential once renovated. Property features a brand new roof and a very large lot that may offer the potential for an additional rental unit or future expansion subject to city approval. Great opportunity for investors looking for value-add potential and future income

Key facts

• Future expansion
• Brand new roof
• Large lot

Tags

• PRIVATE EXTERIOR ENTRANCE
• BRAND NEW ROOF
• LARGE LOT
• FUTURE EXPANSION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Two-story building; Zoning: R-10
• Construction: Block construction
• Exterior features: Shingle roof; Corner lot

Interior

• Flooring: Vinyl
• Heating & cooling: Wall/window air conditioning units
• Interior features: Vinyl flooring; Wall/window air conditioning units

🏷️ Possibly a rental listed for sale. The $149,900 price doesn't fit this home's estimated sale value (~$194,915) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1×1.0bd/1.0ba + 2×2.0bd/1.0ba units multifamily listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $395/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.8% 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 (+4.2%/yr); 279 active listings in the ZIP; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• At $2,811/mo this rent would consume 59% of the median local household income ($57k/yr) (locally 2034% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 4.2% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; 15% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.88% ✓
• Cap rate: 15.78%
• Cash-on-cash: 33.87%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (median comp): $194,915
• List price: $149,900
• Delta: -23.09%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.19% rent growth · sell at horizon

5-year hold

• IRR: 30.6%
• Equity multiple: 2.30×
• Total profit: $54,616
• Equity at exit: $22,351

10-year hold

• IRR: 38.5%
• Equity multiple: 4.79×
• Total profit: $159,213
• Equity at exit: $12,961

Cash invested: $41,972 (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 31602

• Rents YoY: 4.2%
• Active inventory: 279
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $2,811 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $1,185

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 53%

Sensitivity live

Price	-10% $1,288	-5% $1,237	+0% $1,185	+5% $1,133	+10% $1,081
Rent	-10% $963	-5% $1,074	+0% $1,185	+5% $1,296	+10% $1,407
Rate	-1.0pp $1,260	-0.5pp $1,223	base $1,185	+0.5pp $1,146	+1.0pp $1,106

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1.0	1	$888
▸ 2× units	2.0	1	$1,922
Total (3 units)			$2,811

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $149,900 Pending 25 DOM
2. 2026-06-05
   days on market $149,900 Active 24 DOM
3. 2026-06-03
   days on market $149,900 Active 23 DOM
4. 2026-06-02
   days on market $149,900 Active 22 DOM
5. 2026-06-01
   days on market $149,900 Active 21 DOM
6. 2026-05-31
   days on market $149,900 Active 20 DOM
7. 2026-05-30
   days on market $149,900 Active 19 DOM
8. 2026-05-11
   listed $149,900 Active 734-char remark

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

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 · 17 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: $33,732
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − Depreciation: −$4,361
• Taxable income: $12,579
• Est. tax owed @ 24.0%: −$3,019
• After-tax cash flow: $11,198/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.

Condition & rehab AI · 17 photos

Fair 45/100 Moderate rehab

This triplex requires moderate renovations to improve its condition and increase its value. Focus on updating the flooring, painting, HVAC, and landscaping to attract tenants and buyers.

Repairs flagged

• Major kitchen flooring — damaged and peeling
• Major bathroom flooring — damaged and peeling
• Major bathroom walls — paint peeling
• Minor exterior siding — some discoloration

Value-add opportunities

• Both new flooring in kitchen and bathrooms — improves aesthetics and functionality
• Both painting interior walls and bathrooms — enhances curb appeal and interior aesthetics
• Both new HVAC units — improves comfort and energy efficiency
• Both landscaping and curb appeal improvements — enhances overall property appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen flooring · damaged and peeling	Major	$15,000–50,000
bathroom flooring · damaged and peeling	Major	$15,000–50,000
bathroom walls · paint peeling	Major	$15,000–50,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both new flooring in kitchen and bathrooms — improves aesthetics and functionality ↑
• Both painting interior walls and bathrooms — enhances curb appeal and interior aesthetics ↑
• Both new HVAC units — improves comfort and energy efficiency ↑
• Both landscaping and curb appeal improvements — enhances overall property appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 35,728
• Household income: $56,939
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 2034.0

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 0.61)
• Race & ethnicity: White 45% Black 42% Hispanic / Latino 7% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -150.60%
• Current HPI: 188.2012
• Rent YoY: ▲ 4.19%
• 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

-13.3% since first listed

3 events — show timeline

• 2026-06-12 Sold (MLS) $130,000 SGMLS
• 2026-06-05 Pending — SGMLS
• 2026-05-11 Listed $149,900 SGMLS