1303 Meadows Ln · Vidalia, GA 30474

$189,900

4 bd · 3.0 ba · 3,153 sqft · SingleFamily public records · 136 Days on market

Built 1963 0.55 ac lot $60/sqft · 17% below area Est $228k · 17% under ↓ 10% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked into a well-established neighborhood with mature trees, this classic mid-century brick home blends timeless character with everyday convenience--just minutes from schools and shopping. Inside, you'll find 4 spacious bedrooms and 3 full bathrooms. Solid brick construction and a great layout ideal for entertaining with plenty of space to spread out. A great home in need of some love!

Key facts

• 0.55 acre lot
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-59 ($-706/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (16.4% below list).
• Recommended offer: $159k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.9% in Vidalia — 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 (#377 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Vidalia City (town): math 24% / reading 27% proficiency, ranked #126 of 174 in GA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sally Dailey Meadows Elementary School (math 31% / reading 25%, grade F, #673 of 1,228 statewide, top 55%, 647 students, 86% FRL); J. R. Trippe Middle School (math 21% / reading 32%, grade F, #282 of 470 statewide, top 61%, 531 students, 90% FRL); Vidalia Comprehensive High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 732 students, 53% FRL) — zoned schools average 76% FRL vs 61% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 105 active listings in the ZIP; 33 units permitted in Toombs County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Toombs County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,673 (16.4% 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 136 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $228,321
• List price: $189,900
• Delta: -16.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1402 N Cheney Dr	0.19mi	3/2.0 (-1)	3,168 (+0%)	18mo	$200,000	$63	66
302 Smith St	0.26mi	3/1.5 (-1)	2,799 (-11%)	15mo	$178,000	$64	46
513 NE Main St	0.75mi	3/3.0 (-1)	2,921 (-7%)	8mo	$280,000	$96	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-34,496
• Equity at exit: $28,315

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-34,766
• Equity at exit: $16,419

Cash invested: $53,172 (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 30474

• Home prices YoY: -20.1%
• Active inventory: 105
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,587 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-59

Break-even live

Break-even rent $1,661

Max offer price $181,386

Occupancy floor 99%

Sensitivity live

Price	-10% $72	-5% $7	+0% $-59	+5% $-124	+10% $-190
Rent	-10% $-184	-5% $-122	+0% $-59	+5% $4	+10% $67
Rate	-1.0pp $37	-0.5pp $-11	base $-59	+0.5pp $-108	+1.0pp $-158

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $189,900 Active 136 DOM
2. 2026-06-19
   days on market $189,900 Active 134 DOM
3. 2026-06-18
   days on market $189,900 Active 133 DOM
4. 2026-06-17
   days on market $189,900 Active 132 DOM
5. 2026-06-16
   days on market $189,900 Active 131 DOM
6. 2026-06-15
   days on market $189,900 Active 130 DOM
7. 2026-06-14
   days on market $189,900 Active 128 DOM
8. 2026-06-12
   statusdays on market $189,900 Active 127 DOM
9. 2026-06-09
   pricestatusdays on market $189,900 Price Change 124 DOM
10. 2026-06-08
    days on market $225,000 Active 123 DOM
11. 2026-06-07
    days on market $225,000 Active 122 DOM
12. 2026-06-07
    days on market $225,000 Active 121 DOM
13. 2026-06-04
    days on market $225,000 Active 118 DOM
14. 2026-06-02
    days on market $225,000 Active 117 DOM
15. 2026-06-01
    days on market $225,000 Active 116 DOM
16. 2026-05-31
    days on market $225,000 Active 115 DOM
17. 2026-05-31
    days on market $225,000 Active 114 DOM
18. 2026-02-24
    price $225,000 394-char remark

    Show marketing remark (394 chars)

    Tucked into a well-established neighborhood with mature trees, this classic mid-century brick home blends timeless character with everyday convenience--just minutes from schools and shopping. Inside, you'll find 4 spacious bedrooms and 3 full bathrooms. Solid brick construction and a great layout ideal for entertaining with plenty of space to spread out. A great home in need of some love!

19. 2026-01-28
    listed $249,900 New 394-char remark

    Show marketing remark (394 chars)

    Tucked into a well-established neighborhood with mature trees, this classic mid-century brick home blends timeless character with everyday convenience--just minutes from schools and shopping. Inside, you'll find 4 spacious bedrooms and 3 full bathrooms. Solid brick construction and a great layout ideal for entertaining with plenty of space to spread out. A great home in need of some love!

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,041
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$5,524
• Taxable loss: −$3,965
• Est. tax savings @ 24.0%: +$952
• After-tax cash flow: $246/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: Vidalia City
• NCES district ID: 1305340
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $33,262
• Composite: 20.87/100
• National rank: #8495
• State rank: #126 of 174 in GA

Livability — Vidalia

• Score: 60/100
• State rank: #377
• US rank: #19133

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety C- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vidalia, GA
• County: Toombs County · 17,315 people
• City population: 17,315
• Metro: Vidalia, GA
• Population (ZIP): 17,315
• Household income: $55,295
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 427.0

Population outlook (Toombs County) Hauer SSP2

• Today (2025): 26,784 people
• By 2030: 26,312 · -1.8%
• By 2040: 25,219 · -5.8%
• By 2050: 23,733 · -11.4%
• By 2075: 19,107 · -28.7%
• By 2100: 12,922 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Black 25% Two or more races 10% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 7% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Toombs

• 2024 margin: Solid R (+50.7) · D 24.5% · R 75.2%
• 2008→2024 swing: -12.6pp toward R · 2008: -38.1pp · 2024: -50.7pp
• All cycles: 2024: R+50.7 2020: R+45.2 2016: R+46.9 2012: R+40.5 2008: R+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.08%
• Current HPI: 231.4021
• Rent YoY: —
• Metro: Vidalia, 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

-10.0% since first listed

2 events — show timeline

• 2026-02-24 Price Changed $225,000 GAMLS
• 2026-01-28 Listed $249,900 GAMLS

Property tax history

-0.4%/yr

Latest (2025): $288 · +0.0% YoY. Source: county tax records.