700 SW 1st St #22 · Moultrie, GA 31768

$2,195,000

None bd · None ba · 23,916 sqft · MultiFamily · 40 Days on market

Good condition 1.75 ac lot $92/sqft · 134% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

22-unit turnkey multifamily investment opportunity in Moultrie with 100% occupancy and strong cash flow. Six buildings across three contiguous parcels totaling approximately 23,916 SF. Unit mix includes fourteen 2BR/1BA units, four 3BR/2BA units, three 1BR/1BA units, and one studio unit, providing diversification across multiple tenant demographics and maximizing leasing demand. Current rents total $19,865/month with ability to bump to market rates of $22,530/mo. All units have been updated with LVP flooring, fresh paint, central HVAC, and upgraded fixtures/appliances while maintaining historic character and oversized floorplans. The property offers a unique, controlled residential setting

Key facts

• Strong cash flow
• Six buildings
• 1.75 acre lot

Tags

• TURNKEY MULTIFAMILY INVESTMENT
• 100 PERCENT OCCUPANCY
• STRONG CASH FLOW
• SIX BUILDINGS
• THREE CONTIGUOUS PARCELS
• UPDATED WITH LVP FLOORING

Property features AI

Finance

• Other: Property sits on approximately 1.75 acres
• Financial info: Annual tax information available (amount not included per instructions)
• HOA & community: No HOA or community details provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Multi-family residential (multi unit); 2 stories
• Construction: Brick veneer, frame, and vinyl siding construction; Built with standard foundation (year built not provided)
• Exterior features: Metal roof; Zoned R-3

Interior

• Kitchen: No kitchen details provided
• Bedrooms: No bedroom details provided
• Flooring: No flooring details provided
• Bathrooms: No bathroom details provided
• Heating & cooling: No heating or cooling details provided
• Interior features: No interior details provided
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a multifamily listed at $2.19M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $9k ($104k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($30k rent vs $2.19M).
• Recommended offer: $2.13M (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: crime F, commute F, employment 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.
• Zoned schools: Stringfellow Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 300 students, 97% FRL); Willie J. Williams Middle School (math 25% / reading 24%, grade F, #301 of 470 statewide, top 66%, 1,369 students, 85% FRL); Colquitt County High School (math 50% / reading 18%, grade F, #98 of 424 statewide, top 23%, 1,787 students, 64% FRL).
• Market conditions: 139 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 $15k of loan paydown is wiped out by about $66k 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 $615k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($2.13M) is reasonable based on typical stale-listing flexibility.

Recommended offer $2,129,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.92%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $937,972
• List price: $2,195,000
• Delta: 134.02%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.2%
• Equity multiple: 1.32×
• Total profit: $196,810
• Equity at exit: $327,282

10-year hold

• IRR: 17.4%
• Equity multiple: 2.44×
• Total profit: $884,067
• Equity at exit: $189,783

Cash invested: $614,600 (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: 139
• Price-to-rent: 133.4×

Monthly cashflow live

• Estimated rent: $30,173 medium
• Mortgage (P&I): −$11,511
• Tax est. 1.5%: −$2,744 /mo · $32,925/yr
• Insurance: −$915
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,336
• Net cashflow: $8,668

Break-even live

Break-even rent $19,201

Max offer price $2,195,000

Occupancy floor 66%

Sensitivity live

Price	-10% $10,184	-5% $9,426	+0% $8,668	+5% $7,909	+10% $7,151
Rent	-10% $6,284	-5% $7,476	+0% $8,668	+5% $9,859	+10% $11,051
Rate	-1.0pp $9,773	-0.5pp $9,226	base $8,668	+0.5pp $8,099	+1.0pp $7,520

22-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 14× units	2.0	1	$19,194
▸ 4× units	3.0	2	$5,484
▸ 3× units	1.0	1	$4,113
1× unit	0.0	1	$1,371
Total (22 units)			$30,173

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: $548,750
• Closing costs: $65,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $2,195,000 Active 40 DOM
2. 2026-06-21
   days on market $2,195,000 Active 39 DOM
3. 2026-06-18
   days on market $2,195,000 Active 37 DOM
4. 2026-06-17
   days on market $2,195,000 Active 36 DOM
5. 2026-06-16
   days on market $2,195,000 Active 35 DOM
6. 2026-06-15
   days on market $2,195,000 Active 34 DOM
7. 2026-06-13
   days on market $2,195,000 Active 32 DOM
8. 2026-06-12
   days on market $2,195,000 Active 31 DOM
9. 2026-06-09
   days on market $2,195,000 Active 28 DOM
10. 2026-06-08
    days on market $2,195,000 Active 27 DOM
11. 2026-06-07
    days on market $2,195,000 Active 26 DOM
12. 2026-06-07
    days on market $2,195,000 Active 25 DOM
13. 2026-06-04
    days on market $2,195,000 Active 22 DOM
14. 2026-06-02
    days on market $2,195,000 Active 21 DOM
15. 2026-06-01
    days on market $2,195,000 Active 20 DOM
16. 2026-05-31
    days on market $2,195,000 Active 19 DOM
17. 2026-05-31
    days on market $2,195,000 Active 18 DOM
18. 2026-05-11
    listed $2,195,000 Active 1189-char remark

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

Taxation est. · year 1

• Rental income: $362,076
• − Mortgage interest: −$122,954
• − Property taxes: −$32,925
• − Insurance: −$10,975
• − Repairs & maintenance: −$28,966
• − Management: −$28,966
• − Depreciation: −$63,855
• Taxable income: $73,435
• Est. tax owed @ 24.0%: −$17,624
• After-tax cash flow: $86,386/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 · 12 photos

Good 80/100 Cosmetic rehab

This multi-family property is in good condition with recent updates, making it a turnkey investment opportunity with strong cash flow.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value.
• Both Clean gutters — Improves drainage and can prevent water damage, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Improves drainage and can prevent water damage, increasing both resale and rental 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

1 event — show timeline

• 2026-05-11 Listed $2,195,000 SGMLS