1485 E Houze Rd E · Fort Valley, GA 31030

$185,000

3 bd · 2.0 ba · 1,696 sqft · SingleFamily public records · 99 Days on market

Built 1971 1.00 ac lot $109/sqft · 13% above area Est $164k · 13% over

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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 +16.3/30.0
• DSCR +5.0/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to peaceful country living in this beautifully maintained 3-bedroom, 2.5-bath home nestled on a generous 1-acre lot. Surrounded by open space and natural scenery, this property offers the perfect blend of comfort, privacy, and outdoor freedom. Step inside to an inviting living area filled with natural light, ideal for relaxing evenings or gatherings with family and friends. The spacious kitchen features ample counter space and cabinetry, making meal prep easy and enjoyable. A dedicated dining area overlooks the backyard, creating the perfect spot for morning coffee with a view. The primary suite offers a quiet retreat with an ensuite bath, while two additional bedrooms provide flexibility for family, guests, or a home office. With 2.5 baths, convenience is built into every corner of this home. Outside, you'll find plenty of room to stretch out-whether you imagine gardening, outdoor entertaining, or simply enjoying the open landscapes and starry country nights. The expansive lot provides opportunities to add a workshop, play area, or garden space. If you're looking for comfort, space, and the peaceful charm of rural living, this countryside property is the perfect place to call home.

Key facts

• Expansive lot
• Inviting living area
• Outdoor entertaining

Tags

• 1 ACRE LOT
• INVITING LIVING AREA
• SPACIOUS KITCHEN
• DEDICATED DINING AREA
• OUTDOOR ENTERTAINING
• EXPANSIVE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $151k (18.2% below list).
• Recommended offer: $151k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.7% in Fort Valley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Crawford County (rural): math 20% / reading 29% proficiency, ranked #127 of 174 in GA (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 116 active listings in the ZIP; 43 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $185k implies a 311% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $151,330 (18.2% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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: 0.82% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (median comp): $163,967
• List price: $185,000
• Delta: 12.83%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2275 E Houze Rd	0.61mi	3/2.0	1,864 (+10%)	0mo	$209,000	$112	55

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-23,642
• Equity at exit: $27,584

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-12,678
• Equity at exit: $15,995

Cash invested: $51,800 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,513 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$47 /mo · $568/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $101

Break-even live

Break-even rent $1,386

Max offer price $185,000

Occupancy floor 88%

Sensitivity live

Price	-10% $206	-5% $153	+0% $101	+5% $49	+10% $-4
Rent	-10% $-19	-5% $41	+0% $101	+5% $161	+10% $220
Rate	-1.0pp $194	-0.5pp $148	base $101	+0.5pp $53	+1.0pp $4

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $185,000 Active 99 DOM
2. 2026-06-18
   days on market $185,000 Active 98 DOM
3. 2026-06-17
   days on market $185,000 Active 97 DOM
4. 2026-06-16
   days on market $185,000 Active 96 DOM
5. 2026-06-15
   days on market $185,000 Active 95 DOM
6. 2026-06-14
   days on market $185,000 Active 93 DOM
7. 2026-06-13
   days on market $185,000 Active 92 DOM
8. 2026-06-10
   days on market $185,000 Active 90 DOM
9. 2026-06-09
   days on market $185,000 Active 89 DOM
10. 2026-06-08
    days on market $185,000 Active 88 DOM
11. 2026-06-07
    days on market $185,000 Active 87 DOM
12. 2026-06-05
    days on market $185,000 Active 84 DOM
13. 2026-06-03
    days on market $185,000 Active 83 DOM
14. 2026-06-02
    days on market $185,000 Active 82 DOM
15. 2026-06-01
    days on market $185,000 Active 81 DOM
16. 2026-05-31
    days on market $185,000 Active 80 DOM
17. 2026-05-30
    days on market $185,000 Active 79 DOM
18. 2026-03-12
    listed $200,000 New 1212-char remark

    Show marketing remark (1212 chars)

    Escape to peaceful country living in this beautifully maintained 3-bedroom, 2.5-bath home nestled on a generous 1-acre lot. Surrounded by open space and natural scenery, this property offers the perfect blend of comfort, privacy, and outdoor freedom. Step inside to an inviting living area filled with natural light, ideal for relaxing evenings or gatherings with family and friends. The spacious kitchen features ample counter space and cabinetry, making meal prep easy and enjoyable. A dedicated dining area overlooks the backyard, creating the perfect spot for morning coffee with a view. The primary suite offers a quiet retreat with an ensuite bath, while two additional bedrooms provide flexibility for family, guests, or a home office. With 2.5 baths, convenience is built into every corner of this home. Outside, you'll find plenty of room to stretch out-whether you imagine gardening, outdoor entertaining, or simply enjoying the open landscapes and starry country nights. The expansive lot provides opportunities to add a workshop, play area, or garden space. If you're looking for comfort, space, and the peaceful charm of rural living, this countryside property is the perfect place to call home.

19. 2026-03-12
    listed $200,000 Active 1212-char remark

    Show marketing remark (1212 chars)

    Escape to peaceful country living in this beautifully maintained 3-bedroom, 2.5-bath home nestled on a generous 1-acre lot. Surrounded by open space and natural scenery, this property offers the perfect blend of comfort, privacy, and outdoor freedom. Step inside to an inviting living area filled with natural light, ideal for relaxing evenings or gatherings with family and friends. The spacious kitchen features ample counter space and cabinetry, making meal prep easy and enjoyable. A dedicated dining area overlooks the backyard, creating the perfect spot for morning coffee with a view. The primary suite offers a quiet retreat with an ensuite bath, while two additional bedrooms provide flexibility for family, guests, or a home office. With 2.5 baths, convenience is built into every corner of this home. Outside, you'll find plenty of room to stretch out-whether you imagine gardening, outdoor entertaining, or simply enjoying the open landscapes and starry country nights. The expansive lot provides opportunities to add a workshop, play area, or garden space. If you're looking for comfort, space, and the peaceful charm of rural living, this countryside property is the perfect place to call home.

20. 2022-01-04
    soldstatus $45,000
21. 2021-12-12
    historical
22. 2021-12-11
    historical Active Under Contract
23. 2021-12-02
    price $45,000
24. 2021-11-16
    price $55,000
25. 2021-11-12
    price $62,000
26. 2021-11-12
    price $62,000
27. 2021-10-26
    price $75,000
28. 2021-09-15
    listed $80,000 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: $568 · $47/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$1,134/yr (+$94/mo · 199.5%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $18,160
• − Mortgage interest: −$10,363
• − Property taxes: −$568
• − Insurance: −$925
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$5,382
• Taxable loss: −$1,984
• Est. tax savings @ 24.0%: +$476
• After-tax cash flow: $1,687/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: Crawford County
• NCES district ID: 1301530
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $39,974
• Composite: 20.65/100
• National rank: #8539
• State rank: #127 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 (Crawford County) Hauer SSP2

• Today (2025): 11,794 people
• By 2030: 11,347 · -3.8%
• By 2040: 10,328 · -12.4%
• By 2050: 9,256 · -21.5%
• By 2075: 7,817 · -33.7%
• By 2100: 7,039 · -40.3%

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 · Crawford

• 2024 margin: Solid R (+49.8) · D 24.9% · R 74.8%
• 2008→2024 swing: -20.7pp toward R · 2008: -29.1pp · 2024: -49.8pp
• All cycles: 2024: R+49.8 2020: R+46.1 2016: R+42.9 2012: R+32.5 2008: R+29.1

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

+150.0% since first listed

11 events — show timeline

• 2026-03-12 Listed $200,000 FMLS
• 2026-03-12 Listed $200,000 GAMLS
• 2022-01-04 Sold (Public Records) $45,000 Public Records
• 2021-12-12 Listing Removed — GAMLS
• 2021-12-11 Contingent — GAMLS
• 2021-12-02 Price Changed $45,000 GAMLS
• 2021-11-16 Price Changed $55,000 GAMLS
• 2021-11-12 Price Changed $62,000 GAMLS
• 2021-11-12 Price Changed $62,000 GAMLS
• 2021-10-26 Price Changed $75,000 GAMLS
• 2021-09-15 Listed $80,000 GAMLS

Property tax history

-4.1%/yr

Latest (2025): $568 · -46.5% YoY. Source: county tax records.