521 SE 5th Ave Unit * · Moultrie, GA 31768

$335,000

8 bd · 4.0 ba · 4,016 sqft · MultiFamily public records · 67 Days on market

Built 1940 Good condition 0.26 ac lot $83/sqft · 31% above area Est $257k · 30% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Proven multifamily opportunity in one of South Georgia's most stable rental markets! 521 5th Avenue SE is a well-maintained, masonry-built quadplex with four spacious 2BR/1BA units averaging 1,004 sq ft each. With current rents of $900/unit and comparable properties in the area achieving closer to $1,200/unit, there is significant room for income growth. Each unit is separately metered and residents are direct-billed for utilities—keeping operating expenses efficient for ownership. The property's prime location -- just blocks from downtown Moultrie -- places tenants near shopping, dining, schools, employers, and community amenities. This makes it ideal for investors looking for steady cash flow with value-add potential, or for an owner-occupant who wants to live in one unit and have the other three help pay the freight. This quadplex may be purchased individually or as part of a portfolio with two other neighboring quads at 515 5th Avenue SE (MLS #146003) & 713 5th Avenue SE, (MLS #). Moultrie and Colquitt County continue to see steady growth, fueled by strong local industries, excellent schools, and convenient access to I-75 and I-10. This is a great opportunity to secure an income-producing asset in a community with long-term stability and upside.

Key facts

• Near schools
• Near dining
• Near shopping

Tags

• MULTIFAMILY OPPORTUNITY
• WELL MAINTAINED QUADPLEX
• PRIME LOCATION
• NEAR SHOPPING
• NEAR DINING
• NEAR SCHOOLS

What this means for you Summary

Snapshot

• This is a 4 × 2.0-bed/1.0-bath units multifamily listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $589/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $335k).
• Recommended offer: $315k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: schools F, crime F, commute 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.
• Market conditions: 139 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $10k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $94k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $267k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $314,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 14.73%
• Cash-on-cash: 30.14%
• DSCR: 2.34
• GRM: 5.1

CMA / ARV

• ARV (median comp): $256,715
• List price: $335,000
• Delta: 30.50%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.02×
• Total profit: $95,680
• Equity at exit: $49,950

10-year hold

• IRR: 32.5%
• Equity multiple: 3.94×
• Total profit: $276,115
• Equity at exit: $28,965

Cash invested: $93,800 (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 31768

• Home prices YoY: -33.0%
• Active inventory: 139
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $5,516 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,158
• Net cashflow: $2,356

Break-even live

Break-even rent $2,533

Max offer price $335,000

Occupancy floor 52%

Sensitivity live

Price	-10% $2,546	-5% $2,451	+0% $2,356	+5% $2,261	+10% $2,167
Rent	-10% $1,921	-5% $2,138	+0% $2,356	+5% $2,574	+10% $2,792
Rate	-1.0pp $2,525	-0.5pp $2,442	base $2,356	+0.5pp $2,269	+1.0pp $2,181

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2.0	1	$5,516
Total (4 units)			$5,516

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $335,000 Active 67 DOM
2. 2026-06-18
   days on market $335,000 Active 65 DOM
3. 2026-06-17
   price $335,000 Active 64 DOM
4. 2026-06-17
   days on market $349,000 Active 64 DOM
5. 2026-06-16
   days on market $349,000 Active 63 DOM
6. 2026-06-15
   days on market $349,000 Active 62 DOM
7. 2026-06-13
   days on market $349,000 Active 60 DOM
8. 2026-06-12
   days on market $349,000 Active 59 DOM
9. 2026-06-09
   days on market $349,000 Active 56 DOM
10. 2026-06-08
    days on market $349,000 Active 55 DOM
11. 2026-06-07
    days on market $349,000 Active 54 DOM
12. 2026-06-07
    days on market $349,000 Active 53 DOM
13. 2026-06-04
    days on market $349,000 Active 50 DOM
14. 2026-06-02
    days on market $349,000 Active 49 DOM
15. 2026-06-01
    days on market $349,000 Active 48 DOM
16. 2026-05-31
    days on market $349,000 Active 47 DOM
17. 2026-05-31
    days on market $349,000 Active 46 DOM
18. 2026-04-14
    listed $349,000 Active 1281-char remark

    Show marketing remark (1281 chars)

    Proven multifamily opportunity in one of South Georgia's most stable rental markets! 521 5th Avenue SE is a well-maintained, masonry-built quadplex with four spacious 2BR/1BA units averaging 1,004 sq ft each. With current rents of $900/unit and comparable properties in the area achieving closer to $1,200/unit, there is significant room for income growth. Each unit is separately metered and residents are direct-billed for utilities—keeping operating expenses efficient for ownership. The property's prime location -- just blocks from downtown Moultrie -- places tenants near shopping, dining, schools, employers, and community amenities. This makes it ideal for investors looking for steady cash flow with value-add potential, or for an owner-occupant who wants to live in one unit and have the other three help pay the freight. This quadplex may be purchased individually or as part of a portfolio with two other neighboring quads at 515 5th Avenue SE (MLS #146003) & 713 5th Avenue SE, (MLS #). Moultrie and Colquitt County continue to see steady growth, fueled by strong local industries, excellent schools, and convenient access to I-75 and I-10. This is a great opportunity to secure an income-producing asset in a community with long-term stability and upside.

19. 2024-07-30
    soldstatus $266,667
20. 2006-02-07
    soldstatus $325,000

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $3,082 · $257/mo
• Expected delta: +$1,822/yr (+$152/mo · 144.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $66,192
• − Mortgage interest: −$18,765
• − Property taxes: −$1,260
• − Insurance: −$1,675
• − Repairs & maintenance: −$5,295
• − Management: −$5,295
• − Depreciation: −$9,745
• Taxable income: $24,156
• Est. tax owed @ 24.0%: −$5,797
• After-tax cash flow: $22,478/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

A well-maintained, four-unit multifamily property with good condition and potential for rental growth. Minor cosmetic updates can further enhance its appeal.

Repairs flagged

• Minor Paint — Some areas of the interior walls could use touch-up paint.
• Minor Landscaping — Some areas of the lawn could be mowed more frequently for a more polished appearance.

Value-add opportunities

• Both Painting the interior and exterior — Fresh paint can improve the home's curb appeal and interior aesthetics.
• Both Landscaping and lawn maintenance — A well-maintained lawn and landscaping can enhance the home's curb appeal and attract potential tenants/investors.
• Rental Kitchen and bathroom updates — Updating the kitchen and bathrooms can attract more tenants and justify higher rent prices.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some areas of the interior walls could use touch-up paint.	Minor	$500–3,000
Landscaping · Some areas of the lawn could be mowed more frequently for a more polished appearance.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting the interior and exterior — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both Landscaping and lawn maintenance — A well-maintained lawn and landscaping can enhance the home's curb appeal and attract potential tenants/investors. ↑
• Rental Kitchen and bathroom updates — Updating the kitchen and bathrooms can attract more tenants and justify higher rent prices. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+7.4% since first listed

3 events — show timeline

• 2026-04-14 Listed $349,000 SGMLS
• 2024-07-30 Sold (Public Records) $266,667 Public Records
• 2006-02-07 Sold (Public Records) $325,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $1,260 · -4.6% YoY. Source: county tax records.