313 Vienna St · Fort Valley, GA 31030

$115,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 116 Days on market

Built 1972 0.38 ac lot $100/sqft · 6% above area Est $109k · 6% 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 +22.9/30.0
• DSCR +7.4/10.0
• ARV discount +4.9/15.0
• 1% rule +4.7/10.0
• 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

Adorable and affordable. Homes in this price range are hard to come by, and this great property is just waiting for its new owners. This 3-bedroom, 1.5-bath home sits on a spacious lot enclosed by a chain-link fence, perfect for outdoor enjoyment. Nestled in a quiet neighborhood just minutes from shopping and dining, the home is ideally located across the street from a park with a playground. Would be perfect for a 1st time buyer or someone looking for an investment income property. Schedule your tour today.

Key facts

• Chain-link fence
• Spacious lot
• Quiet neighborhood

Tags

• SPACIOUS LOT
• CHAIN-LINK FENCE
• QUIET NEIGHBORHOOD
• ACROSS THE STREET FROM A PARK
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/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 $112k (2.8% below list).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 8 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 $795 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 116 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 0.97% ✗
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (median comp): $108,720
• List price: $115,000
• Delta: 5.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Vienna St	0.16mi	3/1.0	1,038 (-10%)	6mo	$117,000	$113	71
208 E Love St	0.27mi	3/1.0	1,124 (-2%)	22mo	$75,500	$67	65
5241 341 Hwy	0.16mi	3/1.0	1,220 (+6%)	23mo	$180,000	$148	64
106 Peachtree Ext	0.25mi	3/2.0	1,250 (+8%)	21mo	$182,000	$146	53
701 E Church St	0.31mi	3/1.0	1,036 (-10%)	21mo	$101,000	$97	51
118 Forsyth St	0.48mi	3/1.5	1,237 (+7%)	16mo	$150,000	$121	49
112 Plum St	0.66mi	3/1.0	1,290 (+12%)	2mo	$70,000	$54	48
120 Jaime Ln	0.75mi	3/2.0	1,155 (+0%)	20mo	$189,990	$164	44
100 Snow St	0.65mi	2/1.0 (-1)	981 (-15%)	17mo	$111,900	$114	26

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-5,786
• Equity at exit: $17,147

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $11,360
• Equity at exit: $9,943

Cash invested: $32,200 (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: 116
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,118 high
• Mortgage (P&I): −$603
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $203

Break-even live

Break-even rent $862

Max offer price $115,000

Occupancy floor 77%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.04mi
413 Anderson Ave Unit D3 Fort Valley, GA	3.0	2.0	950	$900	$0.95	13d	1	0.79mi
417 Anderson Ave Fort Valley, GA	3.0	2.0	950	$925	$0.97	13d	1	0.80mi
305 Chestnut St Fort Valley, GA	4.0	1.5	1104	$1,400	$1.27	21d	1	0.95mi
529 Railroad St Unit 4B Fort Valley, GA	3.0	2.0	1100	$1,095	$1.00	21d	1	1.03mi
529 Railroad St Fort Valley, GA	3.0	2.0	1100	$1,095	$1.00	43d	1	1.03mi
103 Ronald Pride Blvd Fort Valley, GA	3.0	2.0	960	$1,300	$1.35	21d	1	1.35mi
103 Fagan Cir Fort Valley, GA	4.0	2.0	1010	$1,550	$1.53	13d	1	1.49mi

Listing history 18 events

1. 2026-06-03
   days on market $115,000 Active 116 DOM
2. 2026-06-02
   days on market $115,000 Active 115 DOM
3. 2026-06-01
   days on market $115,000 Active 114 DOM
4. 2026-05-31
   days on market $115,000 Active 113 DOM
5. 2026-05-30
   pricedays on market $115,000 Active 112 DOM
6. 2026-05-05
   price $120,000 513-char remark

   Show marketing remark (513 chars)

   Adorable and affordable. Homes in this price range are hard to come by, and this great property is just waiting for its new owners. This 3-bedroom, 1.5-bath home sits on a spacious lot enclosed by a chain-link fence, perfect for outdoor enjoyment. Nestled in a quiet neighborhood just minutes from shopping and dining, the home is ideally located across the street from a park with a playground. Would be perfect for a 1st time buyer or someone looking for an investment income property. Schedule your tour today.

7. 2026-02-20
   price $122,000 513-char remark

   Show marketing remark (513 chars)

   Adorable and affordable. Homes in this price range are hard to come by, and this great property is just waiting for its new owners. This 3-bedroom, 1.5-bath home sits on a spacious lot enclosed by a chain-link fence, perfect for outdoor enjoyment. Nestled in a quiet neighborhood just minutes from shopping and dining, the home is ideally located across the street from a park with a playground. Would be perfect for a 1st time buyer or someone looking for an investment income property. Schedule your tour today.

8. 2026-02-07
   listed $125,000 Active 513-char remark

   Show marketing remark (513 chars)

   Adorable and affordable. Homes in this price range are hard to come by, and this great property is just waiting for its new owners. This 3-bedroom, 1.5-bath home sits on a spacious lot enclosed by a chain-link fence, perfect for outdoor enjoyment. Nestled in a quiet neighborhood just minutes from shopping and dining, the home is ideally located across the street from a park with a playground. Would be perfect for a 1st time buyer or someone looking for an investment income property. Schedule your tour today.

9. 2025-08-18
   soldstatus $120,000
10. 2025-08-08
    soldstatus $120,000 Sold 574-char remark

    Show marketing remark (574 chars)

    In the process of having new HVAC installed! Newly remodeled home featuring stylish laminate flooring, fresh interior and exterior paint, and a new roof and water heater. The kitchen and bathrooms have been beautifully updated, and covered parking has been added for your convenience. This 3-bedroom, 1.5-bath home sits on a spacious lot enclosed by a chain-link fence, perfect for outdoor enjoyment. Nestled in a quiet neighborhood just minutes from shopping and dining, the home is ideally located across the street from a park with a playground. Schedule your tour today.

11. 2025-08-08
    soldstatus $120,000 Closed

    Show marketing remark (574 chars)

    In the process of having new HVAC installed! Newly remodeled home featuring stylish laminate flooring, fresh interior and exterior paint, and a new roof and water heater. The kitchen and bathrooms have been beautifully updated, and covered parking has been added for your convenience. This 3-bedroom, 1.5-bath home sits on a spacious lot enclosed by a chain-link fence, perfect for outdoor enjoyment. Nestled in a quiet neighborhood just minutes from shopping and dining, the home is ideally located across the street from a park with a playground. Schedule your tour today.

12. 2025-07-20
    status Pending

    Show marketing remark (574 chars)

    In the process of having new HVAC installed! Newly remodeled home featuring stylish laminate flooring, fresh interior and exterior paint, and a new roof and water heater. The kitchen and bathrooms have been beautifully updated, and covered parking has been added for your convenience. This 3-bedroom, 1.5-bath home sits on a spacious lot enclosed by a chain-link fence, perfect for outdoor enjoyment. Nestled in a quiet neighborhood just minutes from shopping and dining, the home is ideally located across the street from a park with a playground. Schedule your tour today.

13. 2025-07-20
    historical Active Under Contract 574-char remark

    Show marketing remark (574 chars)

    In the process of having new HVAC installed! Newly remodeled home featuring stylish laminate flooring, fresh interior and exterior paint, and a new roof and water heater. The kitchen and bathrooms have been beautifully updated, and covered parking has been added for your convenience. This 3-bedroom, 1.5-bath home sits on a spacious lot enclosed by a chain-link fence, perfect for outdoor enjoyment. Nestled in a quiet neighborhood just minutes from shopping and dining, the home is ideally located across the street from a park with a playground. Schedule your tour today.

14. 2025-07-08
    price $115,000
15. 2025-07-05
    price $115,000 574-char remark

    Show marketing remark (574 chars)

    In the process of having new HVAC installed! Newly remodeled home featuring stylish laminate flooring, fresh interior and exterior paint, and a new roof and water heater. The kitchen and bathrooms have been beautifully updated, and covered parking has been added for your convenience. This 3-bedroom, 1.5-bath home sits on a spacious lot enclosed by a chain-link fence, perfect for outdoor enjoyment. Nestled in a quiet neighborhood just minutes from shopping and dining, the home is ideally located across the street from a park with a playground. Schedule your tour today.

16. 2025-07-05
    price $1,150,000 574-char remark

    Show marketing remark (574 chars)

    In the process of having new HVAC installed! Newly remodeled home featuring stylish laminate flooring, fresh interior and exterior paint, and a new roof and water heater. The kitchen and bathrooms have been beautifully updated, and covered parking has been added for your convenience. This 3-bedroom, 1.5-bath home sits on a spacious lot enclosed by a chain-link fence, perfect for outdoor enjoyment. Nestled in a quiet neighborhood just minutes from shopping and dining, the home is ideally located across the street from a park with a playground. Schedule your tour today.

17. 2025-06-09
    listed $100,000 Active
18. 2025-06-08
    listed $100,000 New 574-char remark

    Show marketing remark (574 chars)

    In the process of having new HVAC installed! Newly remodeled home featuring stylish laminate flooring, fresh interior and exterior paint, and a new roof and water heater. The kitchen and bathrooms have been beautifully updated, and covered parking has been added for your convenience. This 3-bedroom, 1.5-bath home sits on a spacious lot enclosed by a chain-link fence, perfect for outdoor enjoyment. Nestled in a quiet neighborhood just minutes from shopping and dining, the home is ideally located across the street from a park with a playground. Schedule your tour today.

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$700/yr (+$58/mo · 195.2%)

ⓘ 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 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: $13,419
• − Mortgage interest: −$6,442
• − Property taxes: −$358
• − Insurance: −$575
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$3,345
• Taxable income: $552
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $2,299/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

+20.0% since first listed

13 events — show timeline

• 2026-05-05 Price Changed $120,000 CGMLS
• 2026-02-20 Price Changed $122,000 CGMLS
• 2026-02-07 Listed $125,000 CGMLS
• 2025-08-18 Sold (Public Records) $120,000 Public Records
• 2025-08-08 Sold (MLS) $120,000 CGMLS
• 2025-08-08 Sold (MLS) $120,000 GAMLS
• 2025-07-20 Pending — CGMLS
• 2025-07-20 Contingent — GAMLS
• 2025-07-08 Price Changed $115,000 CGMLS
• 2025-07-05 Price Changed $115,000 GAMLS
• 2025-07-05 Price Changed $1,150,000 GAMLS
• 2025-06-09 Listed $100,000 CGMLS
• 2025-06-08 Listed $100,000 GAMLS

Property tax history

+0.6%/yr

Latest (2025): $358 · -13.6% YoY. Source: county tax records.