200 8th St St SW · Moultrie, GA 31768

$148,000

3 bd · 1.0 ba · 1,179 sqft · SingleFamily public records · 26 Days on market

Built 1926 7,405 sqft lot $126/sqft · 176% above area

---

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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 BR, 1 bath house that is currently rented for $350 per month on a month to month basis.

Key facts

• Remodeled
• New metal roof
• Modern finishes

Tags

• REMODELED
• MODERN FINISHES
• LOW-MAINTENANCE FEATURES
• NEW METAL ROOF
• NEW VINYL SIDING
• NEW WINDOWS

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residential property; One level
• Construction: Vinyl siding construction
• Exterior features: Metal roof; Vinyl siding

Interior

• Bathrooms: 1 full bathroom
• Interior features: One-story layout

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $207 ($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 $137k (7.5% below list).
• Recommended offer: $137k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: 140 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($146k) 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.
• Current owner paid $30k; list at $148k implies a 393% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,862 (7.5% below list)

Questions for the listing agent

1. Built in 1926 — 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 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. 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?
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: 0.92% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (median comp): $53,596
• List price: $148,000
• Delta: 178.01%
• 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
601 4th Ave Ave SW	0.18mi	3/1.0	1,260 (+7%)	7mo	$119,000	$94	74
517 7th Ave Ave NW	0.63mi	3/1.0	1,055 (-10%)	5mo	$37,500	$36	49
1105 9th Street St SW	0.68mi	3/1.5	1,150 (-2%)	16mo	$140,500	$122	49
320 5th Ave Ave NW	0.57mi	3/1.0	1,304 (+11%)	16mo	$51,500	$39	42

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-10,898
• Equity at exit: $22,067

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $7,162
• Equity at exit: $12,796

Cash invested: $41,440 (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: 140
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $207

Break-even live

Break-even rent $1,107

Max offer price $148,000

Occupancy floor 80%

Sensitivity live

Price	-10% $290	-5% $248	+0% $207	+5% $165	+10% $123
Rent	-10% $98	-5% $152	+0% $207	+5% $261	+10% $315
Rate	-1.0pp $281	-0.5pp $244	base $207	+0.5pp $168	+1.0pp $129

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 1st St SE Unit A-L Moultrie, GA	2.0	1.0	1000	$1,400	$1.40	46d	1	0.88mi
1001 1st St SE Unit A-L Moultrie, GA	2.0	1.0	1000	$1,350	$1.35	23d	1	0.88mi
20 7th St NE Moultrie, GA	2.0	1.0	854	$1,350	$1.58	46d	1	1.09mi

Listing history 22 events

1. 2026-06-22
   days on market $148,000 Active 26 DOM
2. 2026-06-21
   days on market $148,000 Active 25 DOM
3. 2026-06-21
   days on market $148,000 Active 24 DOM
4. 2026-06-18
   days on market $148,000 Active 22 DOM
5. 2026-06-17
   days on market $148,000 Active 21 DOM
6. 2026-06-16
   days on market $148,000 Active 20 DOM
7. 2026-06-15
   days on market $148,000 Active 19 DOM
8. 2026-06-13
   days on market $148,000 Active 17 DOM
9. 2026-06-12
   days on market $148,000 Active 16 DOM
10. 2026-06-09
    days on market $148,000 Active 13 DOM
11. 2026-06-08
    days on market $148,000 Active 12 DOM
12. 2026-06-07
    days on market $148,000 Active 11 DOM
13. 2026-06-07
    days on market $148,000 Active 10 DOM
14. 2026-06-04
    days on market $148,000 Active 7 DOM
15. 2026-06-02
    days on market $148,000 Active 6 DOM
16. 2026-06-01
    days on market $148,000 Active 5 DOM
17. 2026-05-31
    days on market $148,000 Active 4 DOM
18. 2026-05-31
    days on market $148,000 Active 3 DOM
19. 2026-02-21
    listed $149,000 Active 845-char remark
20. 2025-07-09
    soldstatus $30,000 Closed 90-char remark

    Show marketing remark (90 chars)

    4 BR, 1 bath house that is currently rented for $350 per month on a month to month basis.

21. 2025-06-06
    status Pending 90-char remark

    Show marketing remark (90 chars)

    4 BR, 1 bath house that is currently rented for $350 per month on a month to month basis.

22. 2025-06-03
    listed $40,900 Active 90-char remark

    Show marketing remark (90 chars)

    4 BR, 1 bath house that is currently rented for $350 per month on a month to month basis.

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $1,362 · $113/mo
• Expected delta: +$919/yr (+$77/mo · 207.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,423
• − Mortgage interest: −$8,290
• − Property taxes: −$443
• − Insurance: −$740
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$4,305
• Taxable income: $17
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $2,474/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: 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

+261.9% since first listed

4 events — show timeline

• 2026-05-27 Listed $148,000 MBOR
• 2025-07-09 Sold (MLS) $30,000 MBOR
• 2025-06-06 Pending — MBOR
• 2025-06-03 Listed $40,900 MBOR

Property tax history

+3.9%/yr

Latest (2025): $443 · -10.3% YoY. Source: county tax records.