1215 12th St St SW · Moultrie, GA 31768

$80,000

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 213 Days on market

Built 1965 0.28 ac lot $107/sqft · 8% above area Est $74k · 8% 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
• ARV discount +4.0/15.0
• 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

UPDATED: Recently renovated kitchen and bath! NEW cabinets and flooring and sink in the kitchen and NEW vanity and toilet in the bathroom. Check out this charming 2 bed, 1 bath home situated on a desirable corner lot! This home offers a welcoming atmosphere with plenty of natural light. The spacious yard provides ample room for outdoor activities or simply relaxing. Conveniently located near local amenities, it's an ideal choice for rental property, first time buyers or someone looking to downsize. Don't miss out on this great opportunity!

Key facts

• Spacious yard
• Natural light
• Local amenities

Tags

• CORNER LOT
• NATURAL LIGHT
• SPACIOUS YARD
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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: 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: 138 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $553 of loan paydown is wiped out by about $2k 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 213 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.72% ✓
• Cap rate: 14.99%
• Cash-on-cash: 31.04%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (median comp): $74,167
• List price: $80,000
• Delta: 7.86%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-2,967
• Equity at exit: $11,928

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $10,996
• Equity at exit: $6,917

Cash invested: $22,400 (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: 138
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $153

Break-even live

Break-even rent $1,181

Max offer price $80,000

Occupancy floor 84%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	1	0.91mi
1001 1st St SE Unit A-L Moultrie, GA	2.0	1.0	1000	$1,350	$1.35	21d	1	0.91mi

Listing history 31 events

1. 2026-06-18
   days on market $80,000 Active 213 DOM
2. 2026-06-17
   days on market $80,000 Active 212 DOM
3. 2026-06-16
   days on market $80,000 Active 211 DOM
4. 2026-06-15
   days on market $80,000 Active 210 DOM
5. 2026-06-13
   days on market $80,000 Active 208 DOM
6. 2026-06-12
   days on market $80,000 Active 207 DOM
7. 2026-06-09
   days on market $80,000 Active 204 DOM
8. 2026-06-08
   days on market $80,000 Active 203 DOM
9. 2026-06-07
   days on market $80,000 Active 202 DOM
10. 2026-06-07
    days on market $80,000 Active 201 DOM
11. 2026-06-04
    days on market $80,000 Active 198 DOM
12. 2026-06-02
    days on market $80,000 Active 197 DOM
13. 2026-06-01
    days on market $80,000 Active 196 DOM
14. 2026-05-31
    days on market $80,000 Active 195 DOM
15. 2026-05-31
    days on market $80,000 Active 194 DOM
16. 2026-01-17
    price $80,000 548-char remark

    Show marketing remark (548 chars)

    UPDATED: Recently renovated kitchen and bath! NEW cabinets and flooring and sink in the kitchen and NEW vanity and toilet in the bathroom. Check out this charming 2 bed, 1 bath home situated on a desirable corner lot! This home offers a welcoming atmosphere with plenty of natural light. The spacious yard provides ample room for outdoor activities or simply relaxing. Conveniently located near local amenities, it's an ideal choice for rental property, first time buyers or someone looking to downsize. Don't miss out on this great opportunity!

17. 2026-01-08
    price $105,000 548-char remark

    Show marketing remark (548 chars)

    UPDATED: Recently renovated kitchen and bath! NEW cabinets and flooring and sink in the kitchen and NEW vanity and toilet in the bathroom. Check out this charming 2 bed, 1 bath home situated on a desirable corner lot! This home offers a welcoming atmosphere with plenty of natural light. The spacious yard provides ample room for outdoor activities or simply relaxing. Conveniently located near local amenities, it's an ideal choice for rental property, first time buyers or someone looking to downsize. Don't miss out on this great opportunity!

18. 2025-12-17
    price $90,000 548-char remark

    Show marketing remark (548 chars)

    UPDATED: Recently renovated kitchen and bath! NEW cabinets and flooring and sink in the kitchen and NEW vanity and toilet in the bathroom. Check out this charming 2 bed, 1 bath home situated on a desirable corner lot! This home offers a welcoming atmosphere with plenty of natural light. The spacious yard provides ample room for outdoor activities or simply relaxing. Conveniently located near local amenities, it's an ideal choice for rental property, first time buyers or someone looking to downsize. Don't miss out on this great opportunity!

19. 2025-12-08
    price $105,000 548-char remark

    Show marketing remark (548 chars)

    UPDATED: Recently renovated kitchen and bath! NEW cabinets and flooring and sink in the kitchen and NEW vanity and toilet in the bathroom. Check out this charming 2 bed, 1 bath home situated on a desirable corner lot! This home offers a welcoming atmosphere with plenty of natural light. The spacious yard provides ample room for outdoor activities or simply relaxing. Conveniently located near local amenities, it's an ideal choice for rental property, first time buyers or someone looking to downsize. Don't miss out on this great opportunity!

20. 2025-12-01
    price $115,000 548-char remark

    Show marketing remark (548 chars)

    UPDATED: Recently renovated kitchen and bath! NEW cabinets and flooring and sink in the kitchen and NEW vanity and toilet in the bathroom. Check out this charming 2 bed, 1 bath home situated on a desirable corner lot! This home offers a welcoming atmosphere with plenty of natural light. The spacious yard provides ample room for outdoor activities or simply relaxing. Conveniently located near local amenities, it's an ideal choice for rental property, first time buyers or someone looking to downsize. Don't miss out on this great opportunity!

21. 2025-11-17
    listed $100,000 Active 548-char remark

    Show marketing remark (548 chars)

    UPDATED: Recently renovated kitchen and bath! NEW cabinets and flooring and sink in the kitchen and NEW vanity and toilet in the bathroom. Check out this charming 2 bed, 1 bath home situated on a desirable corner lot! This home offers a welcoming atmosphere with plenty of natural light. The spacious yard provides ample room for outdoor activities or simply relaxing. Conveniently located near local amenities, it's an ideal choice for rental property, first time buyers or someone looking to downsize. Don't miss out on this great opportunity!

22. 2024-12-19
    soldstatus $82,000
23. 2024-12-17
    soldstatus $82,000 Sold 420-char remark

    Show marketing remark (420 chars)

    Check out this charming 2 bed, 1 bath home situated on a desirable corner lot! Perfect for a starter home, this cozy residence offers a welcoming atmosphere with plenty of natural light. The spacious yard provides ample room for outdoor activities or simply relaxing. Conveniently located near local amenities, it's an ideal choice for first-time homebuyers. Don't miss out on this great opportunity to make it your own!

24. 2024-12-10
    status Under Contract 420-char remark

    Show marketing remark (420 chars)

    Check out this charming 2 bed, 1 bath home situated on a desirable corner lot! Perfect for a starter home, this cozy residence offers a welcoming atmosphere with plenty of natural light. The spacious yard provides ample room for outdoor activities or simply relaxing. Conveniently located near local amenities, it's an ideal choice for first-time homebuyers. Don't miss out on this great opportunity to make it your own!

25. 2024-10-11
    price $89,000 420-char remark

    Show marketing remark (420 chars)

    Check out this charming 2 bed, 1 bath home situated on a desirable corner lot! Perfect for a starter home, this cozy residence offers a welcoming atmosphere with plenty of natural light. The spacious yard provides ample room for outdoor activities or simply relaxing. Conveniently located near local amenities, it's an ideal choice for first-time homebuyers. Don't miss out on this great opportunity to make it your own!

26. 2024-10-08
    listed $104,900 New 420-char remark

    Show marketing remark (420 chars)

    Check out this charming 2 bed, 1 bath home situated on a desirable corner lot! Perfect for a starter home, this cozy residence offers a welcoming atmosphere with plenty of natural light. The spacious yard provides ample room for outdoor activities or simply relaxing. Conveniently located near local amenities, it's an ideal choice for first-time homebuyers. Don't miss out on this great opportunity to make it your own!

27. 2015-01-08
    soldstatus $30,000
28. 2014-12-23
    soldstatus $86,500
29. 2013-05-13
    listed $32,900
30. 2007-02-13
    soldstatus $28,000
31. 1995-02-09
    soldstatus $13,800

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$89/yr (+$7/mo · 13.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $16,500
• − Mortgage interest: −$4,481
• − Property taxes: −$647
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$2,327
• Taxable income: $886
• Est. tax owed @ 24.0%: −$213
• After-tax cash flow: $1,623/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

+479.7% since first listed

16 events — show timeline

• 2026-01-17 Price Changed $80,000 MBOR
• 2026-01-08 Price Changed $105,000 MBOR
• 2025-12-17 Price Changed $90,000 MBOR
• 2025-12-08 Price Changed $105,000 MBOR
• 2025-12-01 Price Changed $115,000 MBOR
• 2025-11-17 Listed $100,000 MBOR
• 2024-12-19 Sold (Public Records) $82,000 Public Records
• 2024-12-17 Sold (MLS) $82,000 GAMLS
• 2024-12-10 Pending — GAMLS
• 2024-10-11 Price Changed $89,000 GAMLS
• 2024-10-08 Listed $104,900 GAMLS
• 2015-01-08 Sold (MLS) $30,000 MBOR
• 2014-12-23 Sold (Public Records) $86,500 Public Records
• 2013-05-13 Listed $32,900 MBOR
• 2007-02-13 Sold (Public Records) $28,000 Public Records
• 1995-02-09 Sold (Public Records) $13,800 Public Records

Property tax history

+4.0%/yr

Latest (2025): $647 · +34.4% YoY. Source: county tax records.