316 W Church St · Fort Valley, GA 31030

$360,000

4 bd · 3.0 ba · 3,135 sqft · SingleFamily public records · 62 Days on market

Built 1912 0.45 ac lot $115/sqft · 82% above area

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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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• 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

Step into timeless Southern charm with this beautifully preserved 1912 home, where historic character meets everyday functionality. This home is currently a blank space with the opportunity to make it your own. These virtually staged photos showcases her in all of her glory and stunning grandeur. From the moment you enter, you'll notice the stunning original heart pine floors, soaring ceilings, and natural light that fills the spacious living areas. The large living room offers the perfect setting for gathering, highlighted by classic architectural details and original stained glass accents that add a touch of history and elegance. The kitchen blends old-world charm with modern convenience, featuring granite countertops, a gas range, and a walk-in butler's pantry that provides ample storage and prep space-ideal for entertaining or everyday living. This home offers 4 generously sized bedrooms and 3 full baths, including two primary suites-one conveniently located on the main level and another upstairs-providing flexible living arrangements for multi-generational living or guest accommodations. Additional features include a walk-in attic for abundant storage and thoughtful updates such as an architectural shingle roof and fresh paint. Step outside to a spacious backyard full of potential, ready to be restored to its former glory and transformed into your own private outdoor retreat. Call today at for your rare opportunity to own a piece of history with space, character, and endless possibilities!

Key facts

• Soaring ceilings
• Natural light
• Granite countertops

Tags

• ORIGINAL HEART PINE FLOORS
• SOARING CEILINGS
• NATURAL LIGHT
• CLASSIC ARCHITECTURAL DETAILS
• ORIGINAL STAINED GLASS ACCENTS
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Historic property; Sold/Offered As Is
• HOA & community: No homeowners association

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Sewer connected
• Home design: Single family residence (house); Two levels; Updated/remodeled; Built in 1912
• Construction: Wood siding; Pillar/post/pier foundation; Other roof
• Exterior features: Patio; Porch; Private lot; Partially wooded landscaping; Outbuilding

Interior

• Kitchen: Breakfast bar; Kitchen island; Pantry; Solid surface counters; Dishwasher
• Bedrooms: 5 bedrooms total; 3 bedrooms on the main level
• Flooring: Hardwood; Laminate
• Bathrooms: 3 full bathrooms; 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Has heating; Has cooling; Fireplaces (6 total) — other style
• Interior features: High ceilings; In-law floorplan; Entrance foyer; Vaulted ceilings; Den; Keeping room; Other living spaces
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/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 $360k (0.1% below list).
• Recommended offer: $338k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.5% 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+, amenities F, commute 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.
• Zoned schools: Hunt Elementary School (math 11% / reading 11%, grade F, #1,071 of 1,228 statewide, top 88%, 640 students, 82% FRL); Fort Valley Middle School (math 11% / reading 19%, grade F, #397 of 470 statewide, top 85%, 481 students, 82% FRL); Peach County High School (math 3% / reading 22%, grade F, #334 of 424 statewide, top 79%, 1,107 students, 82% FRL) — zoned schools average 82% FRL vs 65% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 121 active listings in the ZIP; 2 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 $2k of loan paydown is wiped out by about $11k 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 62 days — a 6% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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.
• Current owner paid $165k; list at $360k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $338,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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: 1.00% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (median comp): $198,052
• List price: $360,000
• Delta: 81.77%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 College St	0.16mi	4/2.5	3,041 (-3%)	10mo	$224,999	$74	77
312 College St	0.16mi	5/4.0 (+1)	3,372 (+8%)	14mo	$248,000	$74	59
802 Leighton Ave	0.74mi	5/3.0 (+1)	3,272 (+4%)	10mo	$258,000	$79	45
411 Westview Dr	0.57mi	4/3.0	2,886 (-8%)	19mo	$249,000	$86	44

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-21,766
• Equity at exit: $53,677

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $27,906
• Equity at exit: $31,126

Cash invested: $100,800 (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: 121
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,595 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$227 /mo · $2,720/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $575

Break-even live

Break-even rent $2,867

Max offer price $360,000

Occupancy floor 79%

Sensitivity live

Price	-10% $779	-5% $677	+0% $575	+5% $474	+10% $372
Rent	-10% $291	-5% $433	+0% $575	+5% $717	+10% $859
Rate	-1.0pp $757	-0.5pp $667	base $575	+0.5pp $482	+1.0pp $387

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 Forrest Dr Fort Valley, GA	4.0	3.5	4128	$3,595	$0.87	15d	1	0.56mi
422 Forrest Dr Fort Valley, GA	4.0	3.5	4128	$3,595	$0.87	45d	1	0.56mi

Listing history 29 events

1. 2026-06-21
   days on market $360,000 Active 62 DOM
2. 2026-06-19
   days on market $360,000 Active 60 DOM
3. 2026-06-18
   days on market $360,000 Active 59 DOM
4. 2026-06-17
   days on market $360,000 Active 58 DOM
5. 2026-06-16
   days on market $360,000 Active 57 DOM
6. 2026-06-15
   days on market $360,000 Active 56 DOM
7. 2026-06-14
   days on market $360,000 Active 54 DOM
8. 2026-06-13
   statusdays on market $360,000 Active 53 DOM
9. 2026-06-10
   pricestatusdays on market $360,000 Price Change 51 DOM
10. 2026-06-09
    days on market $375,000 Active 50 DOM

    Show marketing remark (1519 chars)

    Step into timeless Southern charm with this beautifully preserved 1912 home, where historic character meets everyday functionality. This home is currently a blank space with the opportunity to make it your own. These virtually staged photos showcases her in all of her glory and stunning grandeur. From the moment you enter, you'll notice the stunning original heart pine floors, soaring ceilings, and natural light that fills the spacious living areas. The large living room offers the perfect setting for gathering, highlighted by classic architectural details and original stained glass accents that add a touch of history and elegance. The kitchen blends old-world charm with modern convenience, featuring granite countertops, a gas range, and a walk-in butler's pantry that provides ample storage and prep space-ideal for entertaining or everyday living. This home offers 4 generously sized bedrooms and 3 full baths, including two primary suites-one conveniently located on the main level and another upstairs-providing flexible living arrangements for multi-generational living or guest accommodations. Additional features include a walk-in attic for abundant storage and thoughtful updates such as an architectural shingle roof and fresh paint. Step outside to a spacious backyard full of potential, ready to be restored to its former glory and transformed into your own private outdoor retreat. Call today at for your rare opportunity to own a piece of history with space, character, and endless possibilities!

11. 2026-06-08
    days on market $375,000 Active 49 DOM
12. 2026-06-07
    days on market $375,000 Active 48 DOM
13. 2026-06-05
    days on market $375,000 Active 45 DOM
14. 2026-06-03
    days on market $375,000 Active 44 DOM
15. 2026-06-02
    days on market $375,000 Active 43 DOM
16. 2026-06-01
    days on market $375,000 Active 42 DOM
17. 2026-05-31
    days on market $375,000 Active 41 DOM
18. 2026-05-30
    days on market $375,000 Active 40 DOM
19. 2026-04-15
    listed $375,000 New 1520-char remark

    Show marketing remark (1519 chars)

    Step into timeless Southern charm with this beautifully preserved 1912 home, where historic character meets everyday functionality. This home is currently a blank space with the opportunity to make it your own. These virtually staged photos showcases her in all of her glory and stunning grandeur. From the moment you enter, you'll notice the stunning original heart pine floors, soaring ceilings, and natural light that fills the spacious living areas. The large living room offers the perfect setting for gathering, highlighted by classic architectural details and original stained glass accents that add a touch of history and elegance. The kitchen blends old-world charm with modern convenience, featuring granite countertops, a gas range, and a walk-in butler's pantry that provides ample storage and prep space-ideal for entertaining or everyday living. This home offers 4 generously sized bedrooms and 3 full baths, including two primary suites-one conveniently located on the main level and another upstairs-providing flexible living arrangements for multi-generational living or guest accommodations. Additional features include a walk-in attic for abundant storage and thoughtful updates such as an architectural shingle roof and fresh paint. Step outside to a spacious backyard full of potential, ready to be restored to its former glory and transformed into your own private outdoor retreat. Call today at for your rare opportunity to own a piece of history with space, character, and endless possibilities!

20. 2026-04-15
    listed $375,000 Active 1519-char remark

    Show marketing remark (1519 chars)

    Step into timeless Southern charm with this beautifully preserved 1912 home, where historic character meets everyday functionality. This home is currently a blank space with the opportunity to make it your own. These virtually staged photos showcases her in all of her glory and stunning grandeur. From the moment you enter, you'll notice the stunning original heart pine floors, soaring ceilings, and natural light that fills the spacious living areas. The large living room offers the perfect setting for gathering, highlighted by classic architectural details and original stained glass accents that add a touch of history and elegance. The kitchen blends old-world charm with modern convenience, featuring granite countertops, a gas range, and a walk-in butler's pantry that provides ample storage and prep space-ideal for entertaining or everyday living. This home offers 4 generously sized bedrooms and 3 full baths, including two primary suites-one conveniently located on the main level and another upstairs-providing flexible living arrangements for multi-generational living or guest accommodations. Additional features include a walk-in attic for abundant storage and thoughtful updates such as an architectural shingle roof and fresh paint. Step outside to a spacious backyard full of potential, ready to be restored to its former glory and transformed into your own private outdoor retreat. Call today at for your rare opportunity to own a piece of history with space, character, and endless possibilities!

21. 2021-01-08
    soldstatus $165,000

    Show marketing remark (439 chars)

    Come join us on this fantastic wrap around porch! Nice and deep - southern style with views of the lovely landscaped yard and Everett Square Park. Not to mention the other charming historic homes! 4 bedrooms, 3 full baths with separate dining, living and parlor. Updated EVERYTHING! Electrical, plumbing, etc. Kitchen with granite counter tops, butlers pantry, 3 en suites, HUGE bedrooms, large covered rear deck, and oversized carport.

22. 2021-01-08
    soldstatus $165,000

    Show marketing remark (439 chars)

    Come join us on this fantastic wrap around porch! Nice and deep - southern style with views of the lovely landscaped yard and Everett Square Park. Not to mention the other charming historic homes! 4 bedrooms, 3 full baths with separate dining, living and parlor. Updated EVERYTHING! Electrical, plumbing, etc. Kitchen with granite counter tops, butlers pantry, 3 en suites, HUGE bedrooms, large covered rear deck, and oversized carport.

23. 2020-12-18
    soldstatus $165,000
24. 2020-09-22
    listed $175,498
25. 2020-09-22
    listed $175,498
26. 2020-09-21
    listed $175,498

    Show marketing remark (439 chars)

    Come join us on this fantastic wrap around porch! Nice and deep - southern style with views of the lovely landscaped yard and Everett Square Park. Not to mention the other charming historic homes! 4 bedrooms, 3 full baths with separate dining, living and parlor. Updated EVERYTHING! Electrical, plumbing, etc. Kitchen with granite counter tops, butlers pantry, 3 en suites, HUGE bedrooms, large covered rear deck, and oversized carport.

27. 2015-12-31
    soldstatus $149,900
28. 2015-12-15
    soldstatus $149,900
29. 2015-05-16
    listed $149,900

ⓘ 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: $2,720 · $227/mo
• Projected year-2 tax: $3,312 · $276/mo
• Expected delta: +$592/yr (+$49/mo · 21.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $43,140
• − Mortgage interest: −$20,166
• − Property taxes: −$2,720
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,451
• − Management: −$3,451
• − Depreciation: −$10,473
• Taxable income: $1,079
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $6,647/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

• Census place: Fort Valley, GA
• 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

+140.2% since first listed

13 events — show timeline

• 2026-06-09 Price Changed $360,000 CGMLS
• 2026-06-09 Price Changed $360,000 GAMLS
• 2026-04-15 Listed $375,000 CGMLS
• 2026-04-15 Listed $375,000 GAMLS
• 2021-01-08 Sold (MLS) $165,000 MGMLS
• 2021-01-08 Sold (MLS) $165,000 GAMLS
• 2020-12-18 Sold (MLS) $165,000 CGMLS
• 2020-09-22 Listed $175,498 CGMLS
• 2020-09-22 Listed $175,498 MGMLS
• 2020-09-21 Listed $175,498 GAMLS
• 2015-12-31 Sold (Public Records) $149,900 Public Records
• 2015-12-15 Sold (MLS) $149,900 CGMLS
• 2015-05-16 Listed $149,900 CGMLS

Property tax history

+0.6%/yr

Latest (2025): $2,720 · -1.9% YoY. Source: county tax records.