10 Lavista Cir · Valdosta, GA 31601

$99,900

4 bd · 1.5 ba · 1,925 sqft · SingleFamily public records · 12 Days on market

Built 1970 8,276 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• 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 MLS

This sold listing is being added as a comp. This house needs a full rehab including roof, flooring, paint, drywall work, trash removal, etc.

Key facts

• Central hvac
• Metal roof
• Interior renovation

Tags

• METAL ROOF
• CENTRAL HVAC
• INTERIOR RENOVATION
• GENEROUS FLOOR PLAN

Property features AI

Finance

• Financial info: Annual taxes: $1,023.14

Exterior

• Utilities: Public water service; Public sewer service
• Home design: Residential property; Residential investment subtype; 2-story home
• Construction: Aluminum siding; Brick veneer; Wood siding
• Exterior features: Public water; Public sewer; Cul-de-sac location (turn onto Southwood from Bunche, then left on Lavista)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Located in the Woodgate subdivision; Irregular lot

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 12.0% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• At $1,428/mo this rent would consume 47% of the median local household income ($36k/yr) (locally 2016% 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 $691 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; 25% 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; 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 $99,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.47%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $238,700
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Lavista Cir	0.00mi	4/2.0	1,925 (0%)	3mo	$80,000	$42	95
914 Bethune Dr	0.24mi	3/2.0 (-1)	1,726 (-10%)	6mo	$213,400	$124	60
3908 Bull Run	0.73mi	3/2.0 (-1)	1,722 (-10%)	1mo	$305,000	$177	41
524 Smith Dr	0.56mi	3/2.0 (-1)	1,653 (-14%)	6mo	$100,000	$60	38
3917 Bull Run	0.73mi	4/2.0	1,838 (-4%)	23mo	$321,650	$175	37
839 Bennett St	0.52mi	4/2.0	2,211 (+15%)	20mo	$55,000	$25	32

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: 18.1%
• Equity multiple: 1.78×
• Total profit: $21,748
• Equity at exit: $14,895

10-year hold

• IRR: 29.8%
• Equity multiple: 4.30×
• Total profit: $92,408
• Equity at exit: $8,638

Cash invested: $27,972 (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 31601

• Home prices YoY: -31.2%
• Rents YoY: 8.3%
• Active inventory: 198
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,428 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $477

Break-even live

Break-even rent $824

Max offer price $99,900

Occupancy floor 62%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 Conoley Ave Valdosta, GA	3.0	2.5	1300	$1,250	$0.96	43d	1	0.67mi
504 E Adair St Valdosta, GA	4.0	2.5	2383	$1,350	$0.57	43d	1	1.29mi

Listing history 13 events

1. 2026-06-10
   days on market $99,900 Active 12 DOM
2. 2026-06-09
   days on market $99,900 Active 11 DOM
3. 2026-06-08
   days on market $99,900 Active 10 DOM
4. 2026-06-07
   days on market $99,900 Active 9 DOM
5. 2026-06-05
   days on market $99,900 Active 6 DOM
6. 2026-06-03
   days on market $99,900 Active 5 DOM
7. 2026-06-02
   days on market $99,900 Active 4 DOM
8. 2026-06-01
   days on market $99,900 Active 3 DOM
9. 2026-05-31
   days on market $99,900 Active 2 DOM
10. 2026-05-29
    listed $99,900 Active
11. 2026-03-17
    soldstatus $80,000 140-char remark

    Show marketing remark (140 chars)

    This sold listing is being added as a comp. This house needs a full rehab including roof, flooring, paint, drywall work, trash removal, etc.

12. 2023-09-26
    listed $119,900
13. 2005-04-14
    soldstatus $82,000

ⓘ 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: $1,024 · $85/mo
• Projected year-2 tax: $1,024 · $85/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $17,134
• − Mortgage interest: −$5,596
• − Property taxes: −$1,024
• − Insurance: −$500
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$2,906
• Taxable income: $4,368
• Est. tax owed @ 24.0%: −$1,048
• After-tax cash flow: $4,678/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

+21.8% since first listed

4 events — show timeline

• 2026-05-29 Listed $99,900 SGMLS
• 2026-03-17 Sold (MLS) $80,000 SGMLS
• 2023-09-26 Listed $119,900 TBOR
• 2005-04-14 Sold (Public Records) $82,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,024 · +6.5% YoY. Source: county tax records.