209 Calhoun St · Fort Valley, GA 31030

$102,900

2 bd · 1.0 ba · 1,079 sqft · SingleFamily public records · 44 Days on market

Built 1940 10,454 sqft lot $95/sqft · at area comps Est $101k · at est. ↓ 26% since listing

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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
• DSCR +7.0/10.0
• ARV discount +6.8/15.0
• 1% rule +5.1/10.0
• 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

Welcome home to this beautifully updated starter home tucked away in an established neighborhood with no rear neighbors for extra privacy and peace of mind. Sitting on a spacious lot, this move-in-ready gem offers the perfect blend of comfort, value, and convenience for a first-time homebuyer looking to stop renting and start building equity. Step inside to a bright and open living space featuring soaring ceilings, fresh modern finishes, and a layout that feels warm and inviting from the moment you walk in. The separate dining area creates the perfect spot for family dinners, game nights, or entertaining friends, while the galley kitchen offers functionality and charm with included refrigerator and easy flow throughout the home. Major updates have already been completed for you, including: Brand-new flooring Fresh interior and exterior paint Updated lighting and ceiling fans Fully renovated bathroom New front door 2025 roof Outside, the oversized backyard gives you endless possibilities — whether you want space for pets, family gatherings, gardening, or simply relaxing after work. Conveniently located near major roads, shopping, dining, and everyday essentials, this home checks all the boxes for affordability, comfort, and long-term potential. Perfect for first-time buyers, downsizers, or anyone looking for a low-maintenance home with big value.

Key facts

• No rear neighbors
• Galley kitchen
• New flooring

Tags

• SPACIOUS LOT
• NO REAR NEIGHBORS
• BRIGHT OPEN LIVING AREA
• SEPARATE DINING SPACE
• GALLEY KITCHEN
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $100k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.7% 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+, schools F, amenities 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.
• Market conditions: 116 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $711 of loan paydown is wiped out by about $3k 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 44 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $99,813 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (median comp): $101,410
• List price: $102,900
• Delta: 1.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Vienna St	0.41mi	3/1.0 (+1)	1,038 (-4%)	6mo	$117,000	$113	64
701 E Church St	0.19mi	3/1.0 (+1)	1,036 (-4%)	21mo	$101,000	$97	61
421 Vienna Cir	0.33mi	3/1.0 (+1)	960 (-11%)	2mo	$131,900	$137	60
206 Margaret St	0.50mi	2/1.0	1,147 (+6%)	8mo	$65,000	$57	60
208 E Love St	0.24mi	3/1.0 (+1)	1,124 (+4%)	22mo	$75,500	$67	58
217 Chestnut St	0.40mi	3/1.0 (+1)	1,184 (+10%)	22mo	$46,000	$39	42
5241 341 Hwy	0.34mi	3/1.0 (+1)	1,220 (+13%)	23mo	$180,000	$148	39

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: $-6,241
• Equity at exit: $15,343

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $7,955
• Equity at exit: $8,897

Cash invested: $28,812 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,042 high
• Mortgage (P&I): −$540
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $164

Break-even live

Break-even rent $834

Max offer price $102,900

Occupancy floor 79%

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: $25,725
• Closing costs: $3,087
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Vienna St Fort Valley, GA	3.0	2.0	1158	$1,100	$0.95	13d	1	0.49mi
529 Railroad St Fort Valley, GA	3.0	2.0	1100	$1,095	$1.00	43d	1	0.55mi
529 Railroad St Unit 4B Fort Valley, GA	3.0	2.0	1100	$1,095	$1.00	21d	1	0.55mi
318 Persons St Apt B Fort Valley, GA	1.0	1.0	975	$997	$1.02	43d	1	0.71mi
413 Anderson Ave Unit D3 Fort Valley, GA	3.0	2.0	950	$900	$0.95	13d	1	0.72mi
417 Anderson Ave Fort Valley, GA	3.0	2.0	950	$925	$0.97	13d	1	0.74mi
103 Ronald Pride Blvd Fort Valley, GA	3.0	2.0	960	$1,300	$1.35	21d	1	0.98mi
401 Carver Dr Fort Valley, GA	2.0	2.0	1000	$1,450	$1.45	13d	1	1.01mi
714 Green St Fort Valley, GA	1.0–3.0	1.0–2.0	975	$949	$0.97	13d	1	1.07mi
714 Green St Fort Valley, GA	1.0	1.0	750	$699	$0.93	21d	1	1.07mi
218 Hunt St Fort Valley, GA	1.0	1.0	800	$850	$1.06	43d	1	1.21mi
218 Hunt St Fort Valley, GA	1.0	1.0	800	$850	$1.06	21d	1	1.21mi

Listing history 15 events

1. 2026-06-03
   days on market $102,900 Active 44 DOM
2. 2026-06-02
   days on market $102,900 Active 43 DOM
3. 2026-06-01
   days on market $102,900 Active 42 DOM
4. 2026-05-31
   days on market $102,900 Active 41 DOM
5. 2026-05-30
   days on market $102,900 Active 40 DOM
6. 2026-05-03
   price $102,900 1373-char remark

   Show marketing remark (1373 chars)

   Welcome home to this beautifully updated starter home tucked away in an established neighborhood with no rear neighbors for extra privacy and peace of mind. Sitting on a spacious lot, this move-in-ready gem offers the perfect blend of comfort, value, and convenience for a first-time homebuyer looking to stop renting and start building equity. Step inside to a bright and open living space featuring soaring ceilings, fresh modern finishes, and a layout that feels warm and inviting from the moment you walk in. The separate dining area creates the perfect spot for family dinners, game nights, or entertaining friends, while the galley kitchen offers functionality and charm with included refrigerator and easy flow throughout the home. Major updates have already been completed for you, including: Brand-new flooring Fresh interior and exterior paint Updated lighting and ceiling fans Fully renovated bathroom New front door 2025 roof Outside, the oversized backyard gives you endless possibilities — whether you want space for pets, family gatherings, gardening, or simply relaxing after work. Conveniently located near major roads, shopping, dining, and everyday essentials, this home checks all the boxes for affordability, comfort, and long-term potential. Perfect for first-time buyers, downsizers, or anyone looking for a low-maintenance home with big value.

7. 2026-04-20
   listed $110,000 Active 1373-char remark

   Show marketing remark (1373 chars)

   Welcome home to this beautifully updated starter home tucked away in an established neighborhood with no rear neighbors for extra privacy and peace of mind. Sitting on a spacious lot, this move-in-ready gem offers the perfect blend of comfort, value, and convenience for a first-time homebuyer looking to stop renting and start building equity. Step inside to a bright and open living space featuring soaring ceilings, fresh modern finishes, and a layout that feels warm and inviting from the moment you walk in. The separate dining area creates the perfect spot for family dinners, game nights, or entertaining friends, while the galley kitchen offers functionality and charm with included refrigerator and easy flow throughout the home. Major updates have already been completed for you, including: Brand-new flooring Fresh interior and exterior paint Updated lighting and ceiling fans Fully renovated bathroom New front door 2025 roof Outside, the oversized backyard gives you endless possibilities — whether you want space for pets, family gatherings, gardening, or simply relaxing after work. Conveniently located near major roads, shopping, dining, and everyday essentials, this home checks all the boxes for affordability, comfort, and long-term potential. Perfect for first-time buyers, downsizers, or anyone looking for a low-maintenance home with big value.

8. 2026-03-10
   historical
9. 2026-02-17
   listed $119,900 New
10. 2026-02-17
    historical
11. 2026-02-10
    price $123,000
12. 2026-02-10
    price $123,000
13. 2026-01-17
    price $125,000
14. 2026-01-17
    price $125,000
15. 2025-09-10
    listed $140,000 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: $919 · $77/mo
• Projected year-2 tax: $947 · $79/mo
• Expected delta: +$28/yr (+$2/mo · 3.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $12,503
• − Mortgage interest: −$5,764
• − Property taxes: −$919
• − Insurance: −$514
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$2,993
• Taxable income: $312
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $1,894/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

-26.5% since first listed

10 events — show timeline

• 2026-05-03 Price Changed $102,900 CGMLS
• 2026-04-20 Listed $110,000 CGMLS
• 2026-03-10 Listing Removed — GAMLS
• 2026-02-17 Listing Removed — GAMLS
• 2026-02-17 Listed $119,900 GAMLS
• 2026-02-10 Price Changed $123,000 CGMLS
• 2026-02-10 Price Changed $123,000 GAMLS
• 2026-01-17 Price Changed $125,000 CGMLS
• 2026-01-17 Price Changed $125,000 GAMLS
• 2025-09-10 Listed $140,000 GAMLS

Property tax history

+1.8%/yr

Latest (2025): $919 · +2.5% YoY. Source: county tax records.