518 1st Ave Ave SW #3 · Moultrie, GA 31768

$75,000

6 bd · 3.0 ba · 2,700 sqft · SingleFamily · 72 Days on market

Built 1960 Poor condition 7,840 sqft lot ↓ 55% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTMENT PROPERTY UNDER $75,000 ------ ATTENTION INVESTORS LOOKING TO ADD TO OR START BUYING RENTAL PROPERTIES - HERE IS A 3 DOOR PROPERTY WITH A GPR OF $2000 - $3000 INCOME. MAIN HOUSE HAS TWO DOORS MAIN LEVEL AND ABOVE APARTMENT. WITHA THIRD STUDIO APARTMENT IN THE BACK YARD. * Property is in need of repair but is well worth the investment.

Key facts

• 7,840 sq ft lot
• Built 1960
• Listed 71 days

Property features AI

Finance

• Other: Zoning: R3

Exterior

• Utilities: Public water; Sewer connected; Water connected
• Home design: Single-family residence; Two levels / 2 stories; Residential property; Property condition: Fixer
• Construction: HardiPlank exterior; Built with standard residential construction
• Exterior features: City lot; Subdivision: Ashburn

Interior

• Flooring: Hardwood
• Bathrooms: 3 full bathrooms
• Interior features: Hardwood flooring

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $795 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 4.4% in Moultrie — 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 (#374 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, commute F.
• Colquitt County (town): math 29% / reading 25% proficiency, ranked #117 of 174 in GA (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 138 active listings in the ZIP; 94 units permitted in Colquitt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Colquitt County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.22% ✓
• Cap rate: 19.01%
• Cash-on-cash: 45.41%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.6%
• Equity multiple: 2.83×
• Total profit: $38,484
• Equity at exit: $11,183

10-year hold

• IRR: 48.7%
• Equity multiple: 5.70×
• Total profit: $98,784
• Equity at exit: $6,485

Cash invested: $21,000 (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 31768

• Home prices YoY: -33.0%
• Active inventory: 138
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $795

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 47%

Sensitivity live

Price	-10% $846	-5% $821	+0% $795	+5% $769	+10% $743
Rent	-10% $663	-5% $729	+0% $795	+5% $860	+10% $926
Rate	-1.0pp $832	-0.5pp $814	base $795	+0.5pp $775	+1.0pp $755

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $75,000 Active 72 DOM
2. 2026-06-17
   days on market $75,000 Active 71 DOM
3. 2026-06-16
   days on market $75,000 Active 70 DOM
4. 2026-06-15
   days on market $75,000 Active 69 DOM
5. 2026-06-13
   days on market $75,000 Active 67 DOM
6. 2026-06-12
   days on market $75,000 Active 66 DOM
7. 2026-06-09
   days on market $75,000 Active 63 DOM
8. 2026-06-08
   days on market $75,000 Active 62 DOM
9. 2026-06-07
   days on market $75,000 Active 61 DOM
10. 2026-06-07
    statusdays on market $75,000 Active 60 DOM
11. 2026-06-04
    days on market $75,000 Active Under Contract 57 DOM
12. 2026-06-02
    days on market $75,000 Active Under Contract 56 DOM
13. 2026-06-01
    days on market $75,000 Active Under Contract 55 DOM
14. 2026-05-31
    days on market $75,000 Active Under Contract 54 DOM
15. 2026-05-31
    days on market $75,000 Active Under Contract 53 DOM
16. 2026-05-18
    status Active 346-char remark

    Show marketing remark (346 chars)

    INVESTMENT PROPERTY UNDER $75,000 ------ ATTENTION INVESTORS LOOKING TO ADD TO OR START BUYING RENTAL PROPERTIES - HERE IS A 3 DOOR PROPERTY WITH A GPR OF $2000 - $3000 INCOME. MAIN HOUSE HAS TWO DOORS MAIN LEVEL AND ABOVE APARTMENT. WITHA THIRD STUDIO APARTMENT IN THE BACK YARD. * Property is in need of repair but is well worth the investment.

17. 2026-05-18
    price $75,000 346-char remark

    Show marketing remark (346 chars)

    INVESTMENT PROPERTY UNDER $75,000 ------ ATTENTION INVESTORS LOOKING TO ADD TO OR START BUYING RENTAL PROPERTIES - HERE IS A 3 DOOR PROPERTY WITH A GPR OF $2000 - $3000 INCOME. MAIN HOUSE HAS TWO DOORS MAIN LEVEL AND ABOVE APARTMENT. WITHA THIRD STUDIO APARTMENT IN THE BACK YARD. * Property is in need of repair but is well worth the investment.

18. 2026-05-03
    status Pending 346-char remark

    Show marketing remark (346 chars)

    INVESTMENT PROPERTY UNDER $75,000 ------ ATTENTION INVESTORS LOOKING TO ADD TO OR START BUYING RENTAL PROPERTIES - HERE IS A 3 DOOR PROPERTY WITH A GPR OF $2000 - $3000 INCOME. MAIN HOUSE HAS TWO DOORS MAIN LEVEL AND ABOVE APARTMENT. WITHA THIRD STUDIO APARTMENT IN THE BACK YARD. * Property is in need of repair but is well worth the investment.

19. 2026-04-25
    historical Active Under Contract
20. 2026-04-08
    price $75,000

    Show marketing remark (346 chars)

    INVESTMENT PROPERTY UNDER $75,000 ------ ATTENTION INVESTORS LOOKING TO ADD TO OR START BUYING RENTAL PROPERTIES - HERE IS A 3 DOOR PROPERTY WITH A GPR OF $2000 - $3000 INCOME. MAIN HOUSE HAS TWO DOORS MAIN LEVEL AND ABOVE APARTMENT. WITHA THIRD STUDIO APARTMENT IN THE BACK YARD. * Property is in need of repair but is well worth the investment.

21. 2026-04-08
    historical 346-char remark

    Show marketing remark (346 chars)

    INVESTMENT PROPERTY UNDER $75,000 ------ ATTENTION INVESTORS LOOKING TO ADD TO OR START BUYING RENTAL PROPERTIES - HERE IS A 3 DOOR PROPERTY WITH A GPR OF $2000 - $3000 INCOME. MAIN HOUSE HAS TWO DOORS MAIN LEVEL AND ABOVE APARTMENT. WITHA THIRD STUDIO APARTMENT IN THE BACK YARD. * Property is in need of repair but is well worth the investment.

22. 2026-04-07
    listed $77,777 Active
23. 2026-03-02
    listed $98,975 Active 346-char remark

    Show marketing remark (346 chars)

    INVESTMENT PROPERTY UNDER $75,000 ------ ATTENTION INVESTORS LOOKING TO ADD TO OR START BUYING RENTAL PROPERTIES - HERE IS A 3 DOOR PROPERTY WITH A GPR OF $2000 - $3000 INCOME. MAIN HOUSE HAS TWO DOORS MAIN LEVEL AND ABOVE APARTMENT. WITHA THIRD STUDIO APARTMENT IN THE BACK YARD. * Property is in need of repair but is well worth the investment.

24. 2025-12-01
    price $95,000
25. 2025-12-01
    status Active
26. 2025-09-15
    listed $165,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,944
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$2,182
• Taxable income: $8,870
• Est. tax owed @ 24.0%: −$2,129
• After-tax cash flow: $7,407/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.

Condition & rehab AI · 5 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof, exterior, interior, windows, HVAC, and landscaping. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major roof — Shingles appear damaged
• Major exterior siding — Siding is visibly damaged
• Major interior walls — Paint is peeling
• Major windows — No photos of windows
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major landscaping — Overgrown yard, unkempt appearance

Value-add opportunities

• Both repair and paint the exterior — Improves curb appeal and resale value
• Both repair the roof — Critical for structural integrity and longevity
• Both repair and paint interior walls — Enhances interior appearance and resale value
• Both repair and replace windows — Improves energy efficiency and resale value
• Both repair and replace HVAC/mechanicals — Ensures comfort and energy efficiency
• Both landscaping and curb appeal — Enhances curb appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Shingles appear damaged	Major	$15,000–50,000
exterior siding · Siding is visibly damaged	Major	$15,000–50,000
interior walls · Paint is peeling	Major	$15,000–50,000
windows · No photos of windows	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
landscaping · Overgrown yard, unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both repair and paint the exterior — Improves curb appeal and resale value ↑
• Both repair the roof — Critical for structural integrity and longevity ↑
• Both repair and paint interior walls — Enhances interior appearance and resale value ↑
• Both repair and replace windows — Improves energy efficiency and resale value ↑
• Both repair and replace HVAC/mechanicals — Ensures comfort and energy efficiency ↑
• Both landscaping and curb appeal — Enhances curb appeal and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Colquitt County
• NCES district ID: 1301380
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $32,950
• Composite: 22.11/100
• National rank: #8176
• State rank: #117 of 174 in GA

Livability — Moultrie

• Score: 60/100
• State rank: #374
• US rank: #18973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moultrie, GA
• Population (ZIP): 21,281

Population outlook (Colquitt County) Hauer SSP2

• Today (2025): 46,043 people
• By 2030: 45,757 · -0.6%
• By 2040: 44,929 · -2.4%
• By 2050: 43,901 · -4.7%
• By 2075: 40,831 · -11.3%
• By 2100: 37,986 · -17.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 51% Black 33% Hispanic / Latino 14% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1% Cuban 2%
• Common ancestry: Serbian 1% Italian 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 13% German/W. Germanic 1%

Political lean MEDSL · Colquitt

• 2024 margin: Solid R (+50.2) · D 24.8% · R 75.0%
• 2008→2024 swing: -12.6pp toward R · 2008: -37.6pp · 2024: -50.2pp
• All cycles: 2024: R+50.2 2020: R+47.2 2016: R+47.3 2012: R+39.6 2008: R+37.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.21%
• Current HPI: 188.988
• 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

-54.5% since first listed

11 events — show timeline

• 2026-05-18 Relisted — MBOR
• 2026-05-18 Price Changed $75,000 MBOR
• 2026-05-03 Pending — MBOR
• 2026-04-25 Contingent — MBOR
• 2026-04-08 Price Changed $75,000 MBOR
• 2026-04-08 Delisted — MBOR
• 2026-04-07 Listed $77,777 MBOR
• 2026-03-02 Listed $98,975 MBOR
• 2025-12-01 Price Changed $95,000 MBOR
• 2025-12-01 Relisted — MBOR
• 2025-09-15 Listed $165,000 MBOR