Valdosta, GA Cap Rate: 5.33% — Rental Property Analysis
Valdosta is a budget-friendly market in the South with a small but investable metro of 50,000. At a 5.33% estimated cap rate, this is a moderate market where rents of $1,380/mo lag behind home prices. With a median home price of $220,000 and steady population growth supports long-term rental demand, Valdosta offers opportunities for investors who source deals carefully.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
◈
Moderate — source deals carefully
Based on $220,000 median price and $1,380/mo median rent
Est. Cap Rate
5.33%
1% Rule
0.63%
Fails
GRM
13.3x
Price / Income
4.5x
Market Data
Median Home Price$220,000
Median Monthly Rent$1,380
Property Tax Rate0.93%
Population50,000
Population Growth0.9% / yr
Median Household Income$49,350
Vacancy Rate6.2%
Annual Appreciation2.9%
2026 Market Update: Valdosta
Valdosta's 0.6% rent-to-price ratio is well below the 1% rule. At median prices of $220,000, the $1,380/mo rent produces only $977/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($44K at 7%) would result in approximately $-193/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 13.3x gross rent multiplier and 6.2% vacancy rate position Valdosta as a value-oriented market. With annual appreciation at 2.9%, total returns (cash flow + equity growth) run approximately 8.2% before financing leverage.
Cap Rate Calculator — Valdosta
Pre-filled with Valdosta medians. Adjust to match a specific property.
Property Details
$
$
3–8% typical
%
Monthly Expenses
0.93% rate
$
$
8–10% of rent
$
8–12% of rent
$
Cap Rate
4.38%Low
Net Operating Income ÷ Purchase Price
NOI / Year
$9,629
net operating income
Gross Rent Multiplier
13.3x
Good (<15)
1% Rule
0.63%
✗ Fails
Monthly Cash Flow
$802
before debt service
Annual Breakdown
Gross Rental Income$16,560
Less Vacancy−$1,027
Effective Income$15,533
Less Operating Expenses−$5,904
Net Operating Income$9,629
Sponsored
Analyze Deals Faster with DealCheck
Import any property, get instant investment analysis — cap rates, cash flow, rehab estimates, and offer calculations. Used by 350,000+ investors.
Factor in financing to see your actual return on invested capital in Valdosta.
$
$55,000
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-5.37%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$61,600
$55,000 down + $6,600 closing
Monthly Mortgage
$1,076
on $165K loan
Monthly Cash Flow
$-276
after all expenses
Annual Cash Flow
$-3,308
before taxes
Cash Flow Breakdown
Monthly Rent$1,380
Less Expenses−$580
Less Mortgage−$1,076
Monthly Cash Flow$-276
Is Valdosta a Good Place to Invest in Rental Property?
Valdosta, GA has a population of 50,000 and has been growing at 0.9% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $220,000 paired with median rents of $1,380/mo produces an estimated cap rate of 5.33%.
Property taxes at 0.93% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 6.2% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 4.5x, homes cost about 4.5 times the local median income of $49,350. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 2.9% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Valdosta presents moderate opportunities. Cap rates near 5.33% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.
Sponsored
Get AI-Powered Property Insights
Homesage.ai analyzes 140 million properties with AI — spot hidden deals, assess property condition, and find investment opportunities. Free to try.