216 Hillcrest Ave · Moultrie, GA 31768

$198,995

3 bd · 1.5 ba · 1,664 sqft · SingleFamily public records · 22 Days on market

Built 1979 0.33 ac lot Est $185k · 8% 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 +14.9/30.0
• DSCR +4.5/10.0
• ARV discount +4.0/15.0
• 1% rule +3.3/10.0
• 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

Listing error- ASKING PRICE- $198,995 - Owner is willing to LEASE TO OWN with a 10% down payment! You will appreciate the time and effort that was put into the freshly renovated property. Key features like a large family room, living room and breakfast nook, 3 bedrooms and a galley kitchen. Located near dining, schools and shopping. Listing agent has ownership interest in property.

Key facts

• Breakfast nook
• Large family room
• Galley kitchen

Tags

• FRESHLY RENOVATED PROPERTY
• LARGE FAMILY ROOM
• BREAKFAST NOOK
• GALLEY KITCHEN

Property features AI

Exterior

• Parking: Open parking; Concrete parking pad
• Utilities: Public water; Sewer connected; Water connected; Cable available
• Home design: Single-family residence; One story; City lot; Zoned R3
• Construction: Shingle roof; Construction materials: Unknown
• Exterior features: Front porch

Interior

• Kitchen: Cooktop; Oven; Refrigerator
• Bedrooms: Bedrooms located on the main level
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating with fireplace(s); Ceiling fan cooling
• Interior features: Built-in features; Laminate counters; Ceiling fans; Fireplace in a bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $57 ($684/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 $164k (17.5% below list).
• Recommended offer: $164k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 $1k of loan paydown is wiped out by about $6k 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 22 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $199k implies a 374% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $164,207 (17.5% below list)

Questions for the listing agent

1. Built in 1979 — 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: 0.83% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $184,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 2nd St St SE	0.09mi	3/2.0	1,798 (+8%)	14mo	$196,000	$109	69
216 7th Ave Ave SW	0.58mi	3/2.0	1,713 (+3%)	10mo	$190,000	$111	58
301 Hillcrest Ave	0.06mi	4/2.0 (+1)	1,880 (+13%)	15mo	$179,000	$95	56
1402 7th St SE	0.47mi	3/2.0	1,654 (-1%)	22mo	$170,000	$103	56
612 Coventry Cir	0.29mi	3/2.0	1,457 (-12%)	11mo	$135,000	$93	54
304 Floral Dr	0.66mi	2/2.0 (-1)	1,676 (+1%)	14mo	$235,000	$140	49
1106 10th Street St SE	0.48mi	3/2.0	1,455 (-13%)	10mo	$95,000	$65	47
409 8th St SE	0.70mi	3/2.0	1,813 (+9%)	12mo	$155,000	$85	40
1327 4th St SW	0.59mi	3/2.0	1,481 (-11%)	18mo	$225,000	$152	37
300 Floral Dr	0.66mi	2/2.0 (-1)	1,524 (-8%)	14mo	$205,000	$135	36
1336 4th St St SW	0.65mi	3/2.0	1,500 (-10%)	24mo	$175,000	$117	31
313 Floral Dr	0.70mi	2/2.0 (-1)	1,504 (-10%)	20mo	$227,000	$151	28

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-28,673
• Equity at exit: $29,671

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-20,528
• Equity at exit: $17,205

Cash invested: $55,719 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $57

Break-even live

Break-even rent $1,570

Max offer price $198,995

Occupancy floor 92%

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: $49,749
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 17th Ave SE Moultrie, GA	3.0	1.5	1815	$1,700	$0.94	21d	1	0.60mi
1059 Tallokas Pointe Rd Moultrie, GA	2.0	2.0	1067	$1,500	$1.41	43d	5	1.03mi

Listing history 22 events

1. 2026-06-18
   days on market $198,995 Active 22 DOM
2. 2026-06-17
   days on market $198,995 Active 21 DOM
3. 2026-06-16
   days on market $198,995 Active 20 DOM
4. 2026-06-15
   days on market $198,995 Active 19 DOM
5. 2026-06-13
   days on market $198,995 Active 17 DOM
6. 2026-06-12
   days on market $198,995 Active 16 DOM
7. 2026-06-09
   days on market $198,995 Active 13 DOM
8. 2026-06-08
   days on market $198,995 Active 12 DOM
9. 2026-06-07
   days on market $198,995 Active 11 DOM
10. 2026-06-07
    days on market $198,995 Active 10 DOM
11. 2026-06-04
    days on market $198,995 Active 7 DOM
12. 2026-06-02
    days on market $198,995 Active 6 DOM
13. 2026-06-01
    days on market $198,995 Active 5 DOM
14. 2026-05-31
    days on market $198,995 Active 4 DOM
15. 2026-05-31
    days on market $198,995 Active 3 DOM
16. 2026-05-28
    price $198,995
17. 2026-05-27
    listed $189,995 Active
18. 2005-03-15
    soldstatus $42,000
19. 2003-02-05
    soldstatus $39,800
20. 2001-08-22
    soldstatus $38,000
21. 1998-11-09
    soldstatus $28,000
22. 1989-10-01
    soldstatus $23,000

ⓘ 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: $1,365 · $114/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$466/yr (+$39/mo · 34.1%)

ⓘ 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 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: $19,705
• − Mortgage interest: −$11,147
• − Property taxes: −$1,365
• − Insurance: −$995
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$5,789
• Taxable loss: −$2,744
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $1,343/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

+765.2% since first listed

7 events — show timeline

• 2026-05-28 Price Changed $198,995 MBOR
• 2026-05-27 Listed $189,995 MBOR
• 2005-03-15 Sold (Public Records) $42,000 Public Records
• 2003-02-05 Sold (Public Records) $39,800 Public Records
• 2001-08-22 Sold (Public Records) $38,000 Public Records
• 1998-11-09 Sold (Public Records) $28,000 Public Records
• 1989-10-01 Sold (Public Records) $23,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,365 · +10.1% YoY. Source: county tax records.