2308 Frederick Pl · Valdosta, GA 31602

$49,900

3 bd · 2.0 ba · 1,003 sqft · SingleFamily public records · 2 Days on market

Built 1964 0.31 ac lot Est $88k · 43% under

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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 +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity or rehab opportunity. This home is a 3/2 with a little over 1000sqft, but will need a lot of repair and clean-up. SOLD AS-IS

Key facts

• 0.31 acre lot
• Built 1964
• Listed 2 days

Property features AI

Finance

• HOA & community: No homeowners association; No association fees

Exterior

• Parking: Carport; Off-street parking
• Utilities: Public water; Public sewer; Cable available; Electricity available; Electrical service on property
• Home design: Single-family residential house; Built in 1964; Fixer condition
• Construction: Brick construction; Other roof
• Exterior features: City lot

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms on the main level
• Flooring: Flooring listed as 'Other'
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: No heating; No cooling
• Interior features: One-level layout; Family room
• Laundry & utility: Laundry features listed as 'Other'

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 21.7% 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: W.G. Nunn Elementary (math 14% / reading 17%, grade F, #973 of 1,228 statewide, top 80%, 901 students, 93% 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 (+4.2%/yr); 267 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $49,900

Questions for the listing agent

1. Built in 1964 — 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: 2.42% ✓
• Cap rate: 21.66%
• Cash-on-cash: 54.88%
• DSCR: 3.44
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $88,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2314 Sterling Pl	0.15mi	3/1.0	1,012 (+1%)	4mo	$115,000	$114	84
1400 Leone Ave	0.18mi	3/1.0	1,034 (+3%)	1mo	$35,000	$34	82
1207 Leone Ave	0.12mi	3/1.0	948 (-6%)	2mo	$68,000	$72	80
2323 Frederick Pl	0.12mi	3/2.0	1,128 (+12%)	6mo	$145,000	$129	69
2319 Sterling Pl	0.19mi	3/1.0	888 (-12%)	6mo	$32,000	$36	63
6 Prince Cv	0.68mi	3/2.0	1,014 (+1%)	6mo	$85,000	$84	61
957 Mcafina Trl	0.13mi	2/2.0 (-1)	1,140 (+14%)	7mo	$100,000	$88	60
2406 Oxford Dr	0.71mi	3/1.0	1,000 (-0%)	3mo	$92,750	$93	60
703 E Cranford Ave	0.61mi	3/1.0	1,053 (+5%)	2mo	$158,000	$150	57
416 Moody Dr	0.69mi	3/1.0	1,025 (+2%)	4mo	$65,450	$64	57
1642 Lexington Cir	0.48mi	2/2.0 (-1)	1,068 (+6%)	6mo	$136,500	$128	57
1708 N Barack Obama Blvd	0.70mi	3/1.5	1,152 (+15%)	8mo	$74,000	$64	34

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 · 4.19% rent growth · sell at horizon

5-year hold

• IRR: 54.4%
• Equity multiple: 3.44×
• Total profit: $34,081
• Equity at exit: $7,440

10-year hold

• IRR: 60.0%
• Equity multiple: 7.32×
• Total profit: $88,251
• Equity at exit: $4,314

Cash invested: $13,972 (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: 267
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$262
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $639

Break-even live

Break-even rent $401

Max offer price $49,900

Occupancy floor 42%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2324 Sterling Pl Valdosta, GA	3.0	1.0	1124	$1,095	$0.97	21d	1	0.17mi
1005 Langdale Dr Unit B Valdosta, GA	2.0	1.0	879	$700	$0.80	21d	1	0.22mi
1109 Timber Line Dr Valdosta, GA	3.0	2.0	1436	$1,300	$0.91	43d	1	0.24mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,600	$1.33	21d	3	0.45mi
1632 Lexington Cir Valdosta, GA	3.0	2.0	1104	$1,395	$1.26	43d	1	0.45mi
1425 E Park Ave Valdosta, GA	1.0–2.0	1.0–2.0	917	$1,095	$1.19	21d	2	0.47mi
2205 Bemiss Rd Valdosta, GA	2.0	1.0	880	$1,095	$1.24	43d	3	0.48mi
713 Lakeland Ave Valdosta, GA	2.0	1.0	1047	$895	$0.85	43d	1	0.51mi
720 E Park Ave Unit 6 Valdosta, GA	2.0	1.0	850	$650	$0.76	21d	1	0.52mi
2305 Bemiss Rd Unit T16 Valdosta, GA	2.0	1.5	896	$850	$0.95	43d	1	0.54mi
4 Lakeland Ct Valdosta, GA	4.0	2.0	1350	$1,250	$0.93	21d	1	0.56mi
2600 Deborah Dr Valdosta, GA	3.0	1.0	1333	$1,495	$1.12	43d	1	0.58mi
2709 Pineview Dr Unit A Valdosta, GA	2.0	2.5	1000	$995	$0.99	43d	1	0.61mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,260	$1.42	43d	54	0.64mi
2314 Pineview Dr Apt A Valdosta, GA	2.0	1.0	940	$900	$0.96	43d	1	0.65mi
1717 Largo Cir Valdosta, GA	3.0	2.0	1206	$1,495	$1.24	43d	1	0.70mi
1716 Charlton St Valdosta, GA	2.0	1.0	833	$825	$0.99	43d	1	0.71mi
1730 Forsyth Pl Unit B Valdosta, GA	3.0	3.0	1280	$1,395	$1.09	43d	1	0.73mi
1701 N Troup St Valdosta, GA	2.0	1.0	756	$750	$0.99	21d	1	0.74mi
1616 E Moore St Apt 19 Valdosta, GA	2.0	1.0	1029	$825	$0.80	43d	1	0.80mi
2437 University Dr Valdosta, GA	3.0	1.0	879	$1,175	$1.34	43d	1	0.82mi
411 Northside Dr Valdosta, GA	2.0	2.0	950	$795	$0.84	43d	1	0.84mi
411 Northside Dr Unit G5 Valdosta, GA	2.0	1.5	950	$795	$0.84	43d	1	0.84mi
304 E Cranford Ave Valdosta, GA	2.0	1.0	980	$850	$0.87	43d	1	0.89mi
1778 Almond Tree Pl Valdosta, GA	3.0	2.5	1336	$1,300	$0.97	43d	1	0.90mi
722 Vallotton Dr Valdosta, GA	3.0	1.0	984	$900	$0.91	43d	1	0.91mi
1235 Ponderosa Dr Valdosta, GA	3.0	2.0	1200	$1,295	$1.08	21d	1	0.94mi
1609 Marion St Unit B Valdosta, GA	2.0	1.0	945	$895	$0.95	21d	1	0.95mi
5 Kensington Cir Valdosta, GA	3.0	2.0	1150	$1,495	$1.30	21d	1	1.00mi
141 Blue Pool Dr Valdosta, GA	3.0	2.0	1109	$1,200	$1.08	21d	1	1.00mi
803 Lausanne Dr Valdosta, GA	3.0	1.0	994	$1,095	$1.10	43d	1	1.01mi
422 Connell Rd Valdosta, GA	2.0	3.0	1125	$1,050	$0.93	21d	1	1.06mi
420 Connell Rd Valdosta, GA	1.0–3.0	1.0–2.0	1051	$1,375	$1.31	21d	8	1.07mi
522 Heritage Pl Valdosta, GA	2.0	1.0	979	$1,050	$1.07	43d	1	1.08mi
439 Heritage Pl Valdosta, GA	2.0	1.0	983	$1,025	$1.04	21d	1	1.11mi
3000 Ginny Dr Valdosta, GA	3.0	2.0	1174	$1,200	$1.02	43d	1	1.12mi
743 E Brookwood Dr Valdosta, GA	2.0	1.0	906	$895	$0.99	43d	1	1.12mi
2816 Kirkwood Cir Valdosta, GA	3.0	1.0	1168	$1,450	$1.24	21d	1	1.14mi
604 E Brookwood Dr Valdosta, GA	2.0	1.0	720	$995	$1.38	43d	1	1.14mi
2814 Kirkwood Cir Valdosta, GA	4.0	2.0	1392	$1,500	$1.08	21d	1	1.15mi

Listing history 4 events

1. 2026-05-15
   status Under Contract

   Show marketing remark (153 chars)

   Great investment opportunity or rehab opportunity. This home is a 3/2 with a little over 1000sqft, but will need a lot of repair and clean-up. SOLD AS-IS

2. 2026-05-15
   status Pending 153-char remark

   Show marketing remark (153 chars)

   Great investment opportunity or rehab opportunity. This home is a 3/2 with a little over 1000sqft, but will need a lot of repair and clean-up. SOLD AS-IS

3. 2026-05-13
   listed $49,900 New

   Show marketing remark (153 chars)

   Great investment opportunity or rehab opportunity. This home is a 3/2 with a little over 1000sqft, but will need a lot of repair and clean-up. SOLD AS-IS

4. 2026-05-13
   listed $49,900 Active 153-char remark

   Show marketing remark (153 chars)

   Great investment opportunity or rehab opportunity. This home is a 3/2 with a little over 1000sqft, but will need a lot of repair and clean-up. SOLD AS-IS

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $459 · $38/mo
• Expected delta: +$50/yr (+$4/mo · 12.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 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 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,516
• − Mortgage interest: −$2,795
• − Property taxes: −$409
• − Insurance: −$250
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$1,452
• Taxable income: $7,288
• Est. tax owed @ 24.0%: −$1,749
• After-tax cash flow: $5,919/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): 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

+0.0% since first listed

4 events — show timeline

• 2026-05-15 Pending — GAMLS
• 2026-05-15 Pending — SGMLS
• 2026-05-13 Listed $49,900 SGMLS
• 2026-05-13 Listed $49,900 GAMLS

Property tax history

+6.0%/yr

Latest (2025): $409 · +0.3% YoY. Source: county tax records.