103 Grace Ave · Fitzgerald, GA 31750

$139,900

4 bd · 2.0 ba · 2,176 sqft · SingleFamily public records · 76 Days on market

Built 1920 0.38 ac lot $64/sqft · 5% below area Est $147k · 5% under

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Why this score? — see what drove the D 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 +15.8/30.0
• ARV discount +9.8/15.0
• DSCR +4.9/10.0
• 1% rule +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful two-story home in Fitzgerald, GA offers 2,176 square feet of comfortable living space with 4 bedrooms and 2 bathrooms. Designed to maximize natural light, the home features large, open windows that fill the interior with warm sunlight throughout the day. The spacious layout provides a perfect balance of openness and functionality, ideal for both everyday living and entertaining. A bright and inviting sunroom adds extra living space, perfect for relaxing, reading, or enjoying views of the outdoors year-round. With generously sized bedrooms and a welcoming atmosphere, this home combines charm, space, and light in a desirable Fitzgerald location.

Key facts

• Large open windows
• 0.38 acre lot
• Built 1920

Tags

• LARGE OPEN WINDOWS
• BRIGHT INVITING SUNROOM
• GENEROUSLY SIZED BEDROOMS
• DESIRABLE FITZGERALD LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $63 ($754/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 $121k (13.2% below list).
• Recommended offer: $121k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.0% in Fitzgerald — 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 55/100 on livability (#513 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, crime F, amenities F.
• Ben Hill County (rural): math 19% / reading 22% proficiency, ranked #145 of 174 in GA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ben Hill County Primary School (864 students, 89% FRL); Ben Hill County Middle School (math 15% / reading 24%, grade F, #356 of 470 statewide, top 78%, 687 students, 89% FRL); Fitzgerald High School School College And Career Academy (math 20% / reading 12%, grade F, #287 of 424 statewide, top 68%, 861 students, 65% FRL).
• Market conditions: 124 active listings in the ZIP; 6 units permitted in Ben Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ben Hill County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 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

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 96% 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 $121,470 (13.2% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (median comp): $147,286
• List price: $139,900
• Delta: -5.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Van Deman Ct	0.20mi	3/2.0 (-1)	1,956 (-10%)	10mo	$245,000	$125	61
1041 N Merrimac Drive Ext	0.67mi	4/2.5	2,052 (-6%)	22mo	$230,000	$112	39
303 W Chattahoochee St	0.53mi	3/1.0 (-1)	2,016 (-7%)	22mo	$50,000	$25	36

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-18,695
• Equity at exit: $20,860

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-11,230
• Equity at exit: $12,096

Cash invested: $39,172 (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 31750

• Home prices YoY: -8.0%
• Active inventory: 124
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$105 /mo · $1,259/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $63

Break-even live

Break-even rent $1,135

Max offer price $139,900

Occupancy floor 90%

Sensitivity live

Price	-10% $142	-5% $102	+0% $63	+5% $23	+10% $-16
Rent	-10% $-33	-5% $15	+0% $63	+5% $111	+10% $159
Rate	-1.0pp $133	-0.5pp $98	base $63	+0.5pp $27	+1.0pp $-10

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-08
   days on market $139,900 Active 76 DOM
2. 2026-06-07
   days on market $139,900 Active 75 DOM
3. 2026-06-07
   days on market $139,900 Active 74 DOM
4. 2026-06-04
   days on market $139,900 Active 71 DOM
5. 2026-06-02
   days on market $139,900 Active 70 DOM
6. 2026-06-01
   days on market $139,900 Active 69 DOM
7. 2026-05-31
   days on market $139,900 Active 68 DOM
8. 2026-05-31
   days on market $139,900 Active 67 DOM
9. 2026-03-24
   listed $139,900 New 666-char remark

   Show marketing remark (666 chars)

   This beautiful two-story home in Fitzgerald, GA offers 2,176 square feet of comfortable living space with 4 bedrooms and 2 bathrooms. Designed to maximize natural light, the home features large, open windows that fill the interior with warm sunlight throughout the day. The spacious layout provides a perfect balance of openness and functionality, ideal for both everyday living and entertaining. A bright and inviting sunroom adds extra living space, perfect for relaxing, reading, or enjoying views of the outdoors year-round. With generously sized bedrooms and a welcoming atmosphere, this home combines charm, space, and light in a desirable Fitzgerald location.

10. 2026-01-15
    listed $139,900 Active 666-char remark

    Show marketing remark (666 chars)

    This beautiful two-story home in Fitzgerald, GA offers 2,176 square feet of comfortable living space with 4 bedrooms and 2 bathrooms. Designed to maximize natural light, the home features large, open windows that fill the interior with warm sunlight throughout the day. The spacious layout provides a perfect balance of openness and functionality, ideal for both everyday living and entertaining. A bright and inviting sunroom adds extra living space, perfect for relaxing, reading, or enjoying views of the outdoors year-round. With generously sized bedrooms and a welcoming atmosphere, this home combines charm, space, and light in a desirable Fitzgerald location.

11. 2025-10-29
    soldstatus $125,000

ⓘ 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: $1,259 · $105/mo
• Projected year-2 tax: $1,287 · $107/mo
• Expected delta: +$29/yr (+$2/mo · 2.3%)

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,576
• − Mortgage interest: −$7,837
• − Property taxes: −$1,259
• − Insurance: −$700
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$4,070
• Taxable loss: −$1,620
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $1,142/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: Ben Hill County
• NCES district ID: 1300360
• Math proficiency: 19% ▼ -6.00%
• Reading proficiency: 22% ▼ -2.00%
• Median HH income: $30,617
• Composite: 16.47/100
• National rank: #9186
• State rank: #145 of 174 in GA

Livability — Fitzgerald

• Score: 55/100
• State rank: #513
• US rank: #23277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fitzgerald, GA
• Population (ZIP): 18,582

Population outlook (Ben Hill County) Hauer SSP2

• Today (2025): 16,426 people
• By 2030: 15,788 · -3.9%
• By 2040: 14,582 · -11.2%
• By 2050: 13,351 · -18.7%
• By 2075: 10,301 · -37.3%
• By 2100: 7,652 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Black 35% Hispanic / Latino 9% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Ben Hill

• 2024 margin: Solid R (+32.0) · D 33.8% · R 65.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -13.7pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+26.2 2016: R+27.6 2012: R+14.9 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.36%
• Current HPI: 200.1257
• 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

+11.9% since first listed

3 events — show timeline

• 2026-03-24 Listed $139,900 GAMLS
• 2026-01-15 Listed $139,900 TBOR
• 2025-10-29 Sold (Public Records) $125,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,259 · -1.4% YoY. Source: county tax records.