2128 Taylors Mill Rd · Fort Valley, GA 31030

$142,500

3 bd · 1.5 ba · 1,098 sqft · SingleFamily public records · 66 Days on market

Built 1972 0.78 ac lot $130/sqft · 15% below area Est $168k · 15% under

---

Why this score? — see what drove the C 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 +20.2/30.0
• ARV discount +14.3/15.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this wonderful ranch home enjoyed by one family for two generations now ready for you and yours. The home features a clean floor plan with a large covered deck on a quiet 0.78 acres. This home is ready for you to make your own.

Key facts

• Ranch home
• Quiet 0.78 acres
• Large covered deck

Tags

• RANCH HOME
• LARGE COVERED DECK
• QUIET 0.78 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (8.8% below list).
• Recommended offer: $130k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 5.7% in Fort Valley — 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 65/100 on livability (#220 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D+, schools F, amenities F.
• Peach County (rural): math 17% / reading 25% proficiency, ranked #141 of 174 in GA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 116 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 149 units permitted in Peach County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $985 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Peach County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000 (8.8% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $167,922
• List price: $142,500
• Delta: -15.14%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2024 Taylors Mill Rd	0.11mi	3/2.0	1,098 (0%)	16mo	$170,000	$155	80

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-11,705
• Equity at exit: $21,247

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,288
• Equity at exit: $12,321

Cash invested: $39,900 (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 31030

• Home prices YoY: -14.7%
• Active inventory: 116
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$747
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $180

Break-even live

Break-even rent $1,072

Max offer price $142,500

Occupancy floor 81%

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1032 Taylors Mill Rd Fort Valley, GA	3.0	2.0	1073	$1,300	$1.21	43d	1	1.12mi

Listing history 23 events

1. 2026-06-19
   days on market $142,500 Active 66 DOM
2. 2026-06-18
   days on market $142,500 Active 65 DOM
3. 2026-06-17
   days on market $142,500 Active 64 DOM
4. 2026-06-16
   days on market $142,500 Active 63 DOM
5. 2026-06-15
   days on market $142,500 Active 62 DOM
6. 2026-06-14
   days on market $142,500 Active 60 DOM
7. 2026-06-13
   days on market $142,500 Active 59 DOM
8. 2026-06-10
   days on market $142,500 Active 57 DOM
9. 2026-06-09
   days on market $142,500 Active 56 DOM
10. 2026-06-08
    days on market $142,500 Active 55 DOM
11. 2026-06-07
    days on market $142,500 Active 54 DOM
12. 2026-06-05
    days on market $142,500 Active 51 DOM
13. 2026-06-03
    days on market $142,500 Active 50 DOM
14. 2026-06-02
    days on market $142,500 Active 49 DOM
15. 2026-06-01
    days on market $142,500 Active 48 DOM
16. 2026-05-31
    days on market $142,500 Active 47 DOM
17. 2026-05-30
    days on market $142,500 Active 46 DOM
18. 2026-04-14
    listed $142,500 Active 238-char remark

    Show marketing remark (238 chars)

    Welcome to this wonderful ranch home enjoyed by one family for two generations now ready for you and yours. The home features a clean floor plan with a large covered deck on a quiet 0.78 acres. This home is ready for you to make your own.

19. 2025-11-20
    historical
20. 2024-12-12
    historical
21. 2024-07-12
    listed $142,500 New
22. 2024-07-12
    listed $142,500 New
23. 2024-07-12
    listed $142,500 New

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$824/yr (+$69/mo · 169.4%)

ⓘ 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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$7,982
• − Property taxes: −$487
• − Insurance: −$712
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$4,145
• Taxable loss: −$223
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $2,211/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: Peach County
• NCES district ID: 1304050
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $41,348
• Composite: 17.89/100
• National rank: #9000
• State rank: #141 of 174 in GA

Livability — Fort Valley

• Score: 65/100
• State rank: #220
• US rank: #12957

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,987
• Population (ZIP): 17,987

Population outlook (Peach County) Hauer SSP2

• Today (2025): 26,481 people
• By 2030: 25,723 · -2.9%
• By 2040: 23,812 · -10.1%
• By 2050: 21,724 · -18.0%
• By 2075: 17,513 · -33.9%
• By 2100: 14,235 · -46.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 12% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 9% Cuban 2%
• Common ancestry: Romanian 1% Italian 1% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 8%

Political lean MEDSL · Peach

• 2024 margin: Lean R (+6.0) · D 46.8% · R 52.8%
• 2008→2024 swing: -12.8pp toward R · 2008: 6.8pp · 2024: -6.0pp
• All cycles: 2024: R+6.0 2020: R+4.7 2016: R+3.0 2012: D+7.5 2008: D+6.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.82%
• Current HPI: 202.0025
• Rent YoY: —
• Metro: —
• 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

6 events — show timeline

• 2026-04-14 Listed $142,500 MGMLS
• 2025-11-20 Listing Removed — GAMLS
• 2024-12-12 Listing Removed — GAMLS
• 2024-07-12 Listed $142,500 GAMLS
• 2024-07-12 Listed $142,500 GAMLS
• 2024-07-12 Listed $142,500 GAMLS

Property tax history

+0.1%/yr

Latest (2025): $487 · -22.5% YoY. Source: county tax records.