107 Benjamin St · Fort Valley, GA 31030

$65,000

3 bd · 1.0 ba · 1,610 sqft · SingleFamily public records · 26 Days on market

Built 1950 8,712 sqft lot Est $126k · 48% under ↓ 12% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Calling all investors and DIY enthusiasts! This 1,610 sq. ft.single-family home in the O'Nealton subdivision is ready for a full transformation. Featuring 3 bedrooms, 2 full baths, and a bonus room, this 1950s classic offers a solid footprint to create a modern gem.Situated on a level 0.20-acre lot with a 1-car carport, the property is being sold as-is. With a competitive price point and USDA eligibility, this is the perfect candidate for a flip or a high-equity rental. Bring your vision and your contractor! Located within walking distance of Ft. Valley State University.

Key facts

• 1-car carport
• Level 0.20-acre lot
• 8,712 sq ft lot

Tags

• O'NEALTON SUBDIVISION
• LEVEL 0.20-ACRE LOT
• 1-CAR CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.5% 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: 120 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1950 — 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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 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: 2.06% ✓
• Cap rate: 17.50%
• Cash-on-cash: 40.03%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $125,580
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Benjamin St	0.00mi	3/2.0	1,610 (0%)	1mo	$57,000	$35	95
207 Carver Dr	0.46mi	4/2.0 (+1)	1,548 (-4%)	8mo	$120,000	$78	56
725 Pine St	0.71mi	3/3.0	1,400 (-13%)	0mo	$190,000	$136	37
607 Courtland Ave	0.62mi	3/2.0	1,405 (-13%)	11mo	$60,000	$43	36

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: 36.4%
• Equity multiple: 2.55×
• Total profit: $28,156
• Equity at exit: $9,692

10-year hold

• IRR: 43.1%
• Equity multiple: 5.09×
• Total profit: $74,390
• Equity at exit: $5,620

Cash invested: $18,200 (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: 120
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,337 high
• Mortgage (P&I): −$341
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $607

Break-even live

Break-even rent $568

Max offer price $65,000

Occupancy floor 50%

Sensitivity live

Price	-10% $644	-5% $626	+0% $607	+5% $589	+10% $570
Rent	-10% $502	-5% $554	+0% $607	+5% $660	+10% $713
Rate	-1.0pp $640	-0.5pp $624	base $607	+0.5pp $590	+1.0pp $573

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
714 Green St Fort Valley, GA	1.0–3.0	1.0–2.0	975	$1,449	$1.49	14d	1	0.35mi
14 Flint Dr Fort Valley, GA	3.0	1.5	1404	$1,400	$1.00	14d	1	0.82mi
529 Railroad St Fort Valley, GA	3.0	2.0	1100	$1,095	$1.00	45d	1	0.84mi
529 Railroad St Unit 4B Fort Valley, GA	3.0	2.0	1100	$1,095	$1.00	22d	1	0.84mi
305 Chestnut St Fort Valley, GA	4.0	1.5	1104	$1,400	$1.27	22d	1	0.96mi
310 Central Ave Fort Valley, GA	3.0	2.0	2063	$1,300	$0.63	45d	1	1.03mi
310 Central Ave Fort Valley, GA	3.0	2.0	2063	$1,300	$0.63	22d	1	1.03mi
307 Christopher Cir Fort Valley, GA	4.0	1.0	1272	$1,550	$1.22	14d	1	1.18mi

Listing history 5 events

1. 2026-05-11
   soldstatus $57,000 Sold 577-char remark

   Show marketing remark (577 chars)

   Calling all investors and DIY enthusiasts! This 1,610 sq. ft.single-family home in the O'Nealton subdivision is ready for a full transformation. Featuring 3 bedrooms, 2 full baths, and a bonus room, this 1950s classic offers a solid footprint to create a modern gem.Situated on a level 0.20-acre lot with a 1-car carport, the property is being sold as-is. With a competitive price point and USDA eligibility, this is the perfect candidate for a flip or a high-equity rental. Bring your vision and your contractor! Located within walking distance of Ft. Valley State University.

2. 2026-04-27
   status Pending

   Show marketing remark (577 chars)

   Calling all investors and DIY enthusiasts! This 1,610 sq. ft.single-family home in the O'Nealton subdivision is ready for a full transformation. Featuring 3 bedrooms, 2 full baths, and a bonus room, this 1950s classic offers a solid footprint to create a modern gem.Situated on a level 0.20-acre lot with a 1-car carport, the property is being sold as-is. With a competitive price point and USDA eligibility, this is the perfect candidate for a flip or a high-equity rental. Bring your vision and your contractor! Located within walking distance of Ft. Valley State University.

3. 2026-04-27
   status Under Contract 577-char remark

   Show marketing remark (577 chars)

   Calling all investors and DIY enthusiasts! This 1,610 sq. ft.single-family home in the O'Nealton subdivision is ready for a full transformation. Featuring 3 bedrooms, 2 full baths, and a bonus room, this 1950s classic offers a solid footprint to create a modern gem.Situated on a level 0.20-acre lot with a 1-car carport, the property is being sold as-is. With a competitive price point and USDA eligibility, this is the perfect candidate for a flip or a high-equity rental. Bring your vision and your contractor! Located within walking distance of Ft. Valley State University.

4. 2026-04-01
   listed $65,000 New 577-char remark

   Show marketing remark (577 chars)

   Calling all investors and DIY enthusiasts! This 1,610 sq. ft.single-family home in the O'Nealton subdivision is ready for a full transformation. Featuring 3 bedrooms, 2 full baths, and a bonus room, this 1950s classic offers a solid footprint to create a modern gem.Situated on a level 0.20-acre lot with a 1-car carport, the property is being sold as-is. With a competitive price point and USDA eligibility, this is the perfect candidate for a flip or a high-equity rental. Bring your vision and your contractor! Located within walking distance of Ft. Valley State University.

5. 2026-03-30
   listed $65,000 Active

ⓘ 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: $973 · $81/mo
• Projected year-2 tax: $973 · $81/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,043
• − Mortgage interest: −$3,641
• − Property taxes: −$973
• − Insurance: −$325
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$1,891
• Taxable income: $6,646
• Est. tax owed @ 24.0%: −$1,595
• After-tax cash flow: $5,690/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

-12.3% since first listed

5 events — show timeline

• 2026-05-11 Sold (MLS) $57,000 GAMLS
• 2026-04-27 Pending — CGMLS
• 2026-04-27 Pending — GAMLS
• 2026-04-01 Listed $65,000 GAMLS
• 2026-03-30 Listed $65,000 CGMLS

Property tax history

+4.5%/yr

Latest (2025): $973 · +1.2% YoY. Source: county tax records.