418 West St · Valdosta, GA 31601

$33,000

2 bd · 1.0 ba · 1,023 sqft · SingleFamily public records · 47 Days on market

Built 1953 8,276 sqft lot $32/sqft · 29% below area Est $53k · 38% under ↓ 40% 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 +4.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover your next investment opportunity in the heart of Valdosta. This vacant, Sold-As-Is property is perfectly positioned for investors seeking their next rental, flip, or long-term hold. With immediate access at closing and no tenant delays, renovation crews can begin work without interruption. The bonus room offers flexibility—add a closet if you need a 3rd bedroom to maximize rental potential and resale value. Located in a high-demand rental corridor surrounded by active revitalization, this property offers strong potential for value-add strategies. Whether you're expanding your portfolio or securing your next project, this home delivers a straightforward path to your investment

Key facts

• 8,276 sq ft lot
• Built 1953
• Listed 47 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Wood siding exterior; Metal roof
• Exterior features: Covered patio/porch

Interior

• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Interior features: Carpet flooring; Tile flooring

🏷️ Possibly a rental listed for sale. The $33,000 price doesn't fit this home's estimated sale value (~$52,990) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $33k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Recommended offer: $32k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.8% 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: crime F, amenities F, commute 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.
• Zoned schools: S.L. Mason Elementary School (math 24% / reading 22%, grade F, #797 of 1,228 statewide, top 65%, 887 students, 92% FRL); Valdosta Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 1,060 students, 95% FRL); Valdosta High School (math 7% / reading 24%, grade F, #290 of 424 statewide, top 69%, 2,381 students, 95% FRL) — zoned schools average 94% FRL vs 74% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.3%/yr); 201 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $228 of loan paydown is wiped out by about $990 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,010 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3.04% ✓
• Cap rate: 27.76%
• Cash-on-cash: 76.67%
• DSCR: 4.41
• GRM: 2.7

CMA / ARV

• ARV (median comp): $52,990
• List price: $33,000
• Delta: -37.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 West Adair St	0.40mi	2/1.0	894 (-13%)	2mo	$15,000	$17	59
1007 Nicholas Dr	0.45mi	3/1.0 (+1)	994 (-3%)	13mo	$75,000	$75	59
210 Walnut St	0.20mi	2/2.0	953 (-7%)	22mo	$25,000	$26	57
1218 Dunwoody Dr	0.63mi	3/1.0 (+1)	1,009 (-1%)	12mo	$71,500	$71	53
211/217 Eugene	0.39mi	2/2.0	1,059 (+4%)	23mo	$38,000	$36	53
1012 W Gordon St	0.63mi	3/2.0 (+1)	1,118 (+9%)	16mo	$75,000	$67	33
1200 Melissa Dr	0.70mi	3/2.0 (+1)	1,161 (+14%)	14mo	$136,000	$117	24

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: 82.1%
• Equity multiple: 5.06×
• Total profit: $37,548
• Equity at exit: $4,920

10-year hold

• IRR: 86.6%
• Equity multiple: 12.39×
• Total profit: $105,210
• Equity at exit: $2,853

Cash invested: $9,240 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,002 high
• Mortgage (P&I): −$173
• Tax from tax record: −$14 /mo · $173/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $590

Break-even live

Break-even rent $255

Max offer price $33,000

Occupancy floor 36%

Sensitivity live

Price	-10% $609	-5% $600	+0% $590	+5% $581	+10% $572
Rent	-10% $511	-5% $551	+0% $590	+5% $630	+10% $670
Rate	-1.0pp $607	-0.5pp $599	base $590	+0.5pp $582	+1.0pp $573

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Lilly St Apt B Valdosta, GA	3.0	1.0	872	$895	$1.03	45d	1	0.53mi
200 W Adair St Unit A9 Valdosta, GA	1.0	1.0	900	$895	$0.99	22d	1	0.55mi
1004 N Oak St Valdosta, GA	1.0–2.0	1.0	866	$750	$0.87	22d	3	0.59mi
1029 Johnson St Valdosta, GA	2.0	1.0	986	$900	$0.91	45d	1	0.60mi
1005 N Oak St Valdosta, GA	3.0	1.0	1087	$795	$0.73	45d	1	0.61mi
1010 N Toombs St Valdosta, GA	2.0	1.5	1056	$1,000	$0.95	22d	3	0.65mi
205 E Adair St Unit 4 Valdosta, GA	1.0	1.0	700	$550	$0.79	45d	1	0.79mi
1400 W Magnolia St Valdosta, GA	1.0–2.0	1.0–2.0	1180	$1,600	$1.36	22d	1	0.81mi
707 Baytree Dr Apt 1 Valdosta, GA	3.0	3.0	1222	$675	$0.55	45d	1	0.96mi
1505 Lankford Dr Valdosta, GA	2.0–3.0	2.0–3.0	1166	$1,137	$0.97	22d	1	1.03mi
1400 Baytree Dr Valdosta, GA	2.0–4.0	2.0–4.0	1277	$549	$0.43	45d	1	1.07mi
507 Roberts St Apt B Valdosta, GA	2.0	2.0	1114	$1,200	$1.08	22d	1	1.12mi
1314 Hastings Dr Apt A2 Valdosta, GA	2.0	2.5	1100	$995	$0.90	22d	1	1.12mi
1314 Hastings Dr Unit C4 Valdosta, GA	2.0	2.5	1200	$1,095	$0.91	45d	1	1.12mi
1307 Melody Ln Valdosta, GA	2.0	1.0	1025	$1,050	$1.02	22d	1	1.16mi
1531 Woodard St Apt C3 Valdosta, GA	2.0	2.5	900	$995	$1.11	22d	1	1.17mi
522 Green St Valdosta, GA	2.0	1.0	1020	$900	$0.88	22d	1	1.19mi
1469 Green St Valdosta, GA	2.0	2.5	1139	$1,000	$0.88	22d	1	1.19mi
1537 Woodard St Unit B Valdosta, GA	2.0	1.5	1020	$900	$0.88	22d	1	1.19mi
1455 Green St Unit A Valdosta, GA	2.0	1.5	1048	$900	$0.86	22d	1	1.20mi
1506 Slater St Unit 7 Valdosta, GA	2.0	1.5	1037	$695	$0.67	45d	1	1.24mi
1612 Garland Pl Valdosta, GA	3.0	2.0	1268	$1,295	$1.02	45d	1	1.26mi
1709 Azalea Dr Apt B Valdosta, GA	2.0	1.0	775	$1,250	$1.61	22d	1	1.26mi
607 Parker Mathis Dr Valdosta, GA	3.0	1.5	1395	$1,495	$1.07	45d	1	1.28mi
807 Cherokee Ave Unit A Valdosta, GA	2.0	2.5	1200	$2,000	$1.67	45d	1	1.28mi
1603 Victory St Valdosta, GA	2.0	2.0	874	$795	$0.91	22d	6	1.30mi
1018 Cherokee St Valdosta, GA	3.0	1.5	1225	$1,375	$1.12	22d	1	1.30mi
1509 Pine St Valdosta, GA	2.0	1.0–1.5	950	$1,140	$1.20	22d	2	1.32mi
1602 Victory St Unit 1602 C Valdosta, GA	2.0	2.0	865	$795	$0.92	22d	1	1.33mi
604 E Brookwood Dr Valdosta, GA	2.0	1.0	720	$995	$1.38	45d	1	1.33mi
1755 Poplar St Unit B Valdosta, GA	2.0	1.0	840	$950	$1.13	22d	1	1.42mi
207 E Moore St Unit L Valdosta, GA	1.0	1.0	850	$700	$0.82	22d	1	1.42mi
207 E Moore St Unit J Valdosta, GA	1.0	1.0	850	$700	$0.82	45d	1	1.42mi
1704 N Patterson St Unit 4 Valdosta, GA	2.0	2.0	1100	$950	$0.86	45d	1	1.44mi
805 Harmon Dr Valdosta, GA	2.0–3.0	2.0–3.0	1100	$1,425	$1.30	22d	6	1.49mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	22d	1	1.50mi

Listing history 20 events

1. 2026-06-21
   days on market $33,000 Active 47 DOM
2. 2026-06-19
   days on market $33,000 Active 45 DOM
3. 2026-06-18
   days on market $33,000 Active 44 DOM
4. 2026-06-17
   days on market $33,000 Active 43 DOM
5. 2026-06-16
   days on market $33,000 Active 42 DOM
6. 2026-06-15
   days on market $33,000 Active 41 DOM
7. 2026-06-14
   days on market $33,000 Active 39 DOM
8. 2026-06-13
   pricedays on market $33,000 Active 38 DOM
9. 2026-06-10
   days on market $39,900 Active 36 DOM
10. 2026-06-09
    days on market $39,900 Active 35 DOM
11. 2026-06-08
    days on market $39,900 Active 34 DOM
12. 2026-06-07
    days on market $39,900 Active 33 DOM
13. 2026-06-05
    days on market $39,900 Active 30 DOM
14. 2026-06-03
    days on market $39,900 Active 29 DOM
15. 2026-06-02
    days on market $39,900 Active 28 DOM
16. 2026-06-01
    days on market $39,900 Active 27 DOM
17. 2026-05-31
    days on market $39,900 Active 26 DOM
18. 2026-05-30
    days on market $39,900 Active 25 DOM
19. 2026-05-08
    price $45,000 598-char remark
20. 2026-05-05
    listed $54,900 Active 598-char remark

ⓘ 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: $173 · $14/mo
• Projected year-2 tax: $304 · $25/mo
• Expected delta: +$130/yr (+$11/mo · 75.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $12,025
• − Mortgage interest: −$1,849
• − Property taxes: −$173
• − Insurance: −$165
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$960
• Taxable income: $6,954
• Est. tax owed @ 24.0%: −$1,669
• After-tax cash flow: $5,415/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

-39.9% since first listed

4 events — show timeline

• 2026-06-12 Price Changed $33,000 SGMLS
• 2026-05-26 Price Changed $39,900 SGMLS
• 2026-05-08 Price Changed $45,000 SGMLS
• 2026-05-05 Listed $54,900 SGMLS

Property tax history

+1.9%/yr

Latest (2025): $173 · +7.9% YoY. Source: county tax records.