109 Samuel Jones St · Fort Valley, GA 31030

$29,900

3 bd · 1.0 ba · 1,621 sqft · SingleFamily public records · 199 Days on market

Built 1928 7,840 sqft lot $18/sqft · 71% below area

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Why this score? — see what drove the B- 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 +7.5/15.0
• 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

Great Investment Opportunity Fixer Upper Next to Fort Valley University Include additional lot next to the property Total sq Ft 0.18 Call Now This one won't last

Key facts

• Fixer upper
• 7,840 sq ft lot
• Built 1928

Tags

• INVESTMENT OPPORTUNITY
• FIXER UPPER
• NEXT TO FORT VALLEY UNIVERSITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.0% vs local median 5.6% 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+, amenities F, commute 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.
• Zoned schools: Hunt Elementary School (math 11% / reading 11%, grade F, #1,071 of 1,228 statewide, top 88%, 640 students, 82% FRL); Fort Valley Middle School (math 11% / reading 19%, grade F, #397 of 470 statewide, top 85%, 481 students, 82% FRL); Peach County High School (math 3% / reading 22%, grade F, #334 of 424 statewide, top 79%, 1,107 students, 82% FRL) — zoned schools average 82% FRL vs 65% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 121 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $207 of loan paydown is wiped out by about $897 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($26k) 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.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 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 1928 — 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. 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.
8. 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.
9. 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: 4.05% ✓
• Cap rate: 35.99%
• Cash-on-cash: 106.05%
• DSCR: 5.72
• GRM: 2.1

CMA / ARV

• ARV (median comp): $102,745
• List price: $29,900
• Delta: -70.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 Pine St	0.11mi	3/3.0	1,400 (-14%)	0mo	$190,000	$136	64
207 Carver Dr	0.30mi	4/2.0 (+1)	1,548 (-4%)	8mo	$120,000	$78	63
107 Benjamin St	0.72mi	3/2.0	1,610 (-1%)	1mo	$57,000	$35	60
206 Peachtree St	0.68mi	3/2.0	1,681 (+4%)	3mo	$179,140	$107	56
204 S Montrose St	0.41mi	3/2.0	1,692 (+4%)	17mo	$157,000	$93	56
607 Courtland Ave	0.33mi	3/2.0	1,405 (-13%)	12mo	$60,000	$43	49
302 Persons St	0.61mi	3/2.0	1,840 (+14%)	0mo	$95,000	$52	45
310 Persons St	0.60mi	4/2.0 (+1)	1,720 (+6%)	10mo	$50,000	$29	44
400 Spillers St	0.71mi	3/2.0	1,732 (+7%)	12mo	$198,000	$114	41
318 Persons St	0.60mi	2/2.0 (-1)	1,412 (-13%)	6mo	$149,900	$106	36
207 Spillers St	0.59mi	3/3.0	1,443 (-11%)	23mo	$160,000	$111	27

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: —
• Equity multiple: 6.05×
• Total profit: $42,302
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 12.66×
• Total profit: $97,615
• Equity at exit: $2,585

Cash invested: $8,372 (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: 121
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$157
• Tax from tax record: −$48 /mo · $580/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $740

Break-even live

Break-even rent $275

Max offer price $29,900

Occupancy floor 34%

Sensitivity live

Price	-10% $757	-5% $748	+0% $740	+5% $731	+10% $723
Rent	-10% $644	-5% $692	+0% $740	+5% $788	+10% $836
Rate	-1.0pp $755	-0.5pp $747	base $740	+0.5pp $732	+1.0pp $724

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
529 Railroad St Fort Valley, GA	3.0	2.0	1100	$1,095	$1.00	45d	1	0.10mi
529 Railroad St Unit 4B Fort Valley, GA	3.0	2.0	1100	$1,095	$1.00	22d	1	0.10mi
305 Chestnut St Fort Valley, GA	4.0	1.5	1104	$1,400	$1.27	22d	1	0.34mi
310 Central Ave Fort Valley, GA	3.0	2.0	2063	$1,300	$0.63	22d	1	0.35mi
310 Central Ave Fort Valley, GA	3.0	2.0	2063	$1,300	$0.63	45d	1	0.35mi
714 Green St Fort Valley, GA	1.0–3.0	1.0–2.0	975	$1,449	$1.49	15d	1	0.43mi
412 Vienna Cir Fort Valley, GA	4.0	2.0	1501	$1,400	$0.93	15d	1	0.83mi
313 Vienna St Fort Valley, GA	3.0	2.0	1158	$1,100	$0.95	15d	1	1.11mi
14 Flint Dr Fort Valley, GA	3.0	1.5	1404	$1,400	$1.00	15d	1	1.25mi
307 Christopher Cir Fort Valley, GA	4.0	1.0	1272	$1,550	$1.22	15d	1	1.26mi

Listing history 21 events

1. 2026-06-21
   days on market $29,900 Active 199 DOM
2. 2026-06-19
   days on market $29,900 Active 197 DOM
3. 2026-06-18
   days on market $29,900 Active 196 DOM
4. 2026-06-17
   days on market $29,900 Active 195 DOM
5. 2026-06-16
   days on market $29,900 Active 194 DOM
6. 2026-06-15
   days on market $29,900 Active 193 DOM
7. 2026-06-14
   days on market $29,900 Active 191 DOM
8. 2026-06-13
   days on market $29,900 Active 190 DOM
9. 2026-06-10
   days on market $29,900 Active 188 DOM
10. 2026-06-09
    days on market $29,900 Active 187 DOM
11. 2026-06-08
    days on market $29,900 Active 186 DOM
12. 2026-06-07
    days on market $29,900 Active 185 DOM
13. 2026-06-05
    days on market $29,900 Active 182 DOM
14. 2026-06-03
    days on market $29,900 Active 181 DOM
15. 2026-06-02
    days on market $29,900 Active 180 DOM
16. 2026-06-01
    days on market $29,900 Active 179 DOM
17. 2026-05-31
    days on market $29,900 Active 178 DOM
18. 2026-05-30
    days on market $29,900 Active 177 DOM
19. 2026-02-13
    status Active 169-char remark

    Show marketing remark (169 chars)

    Great Investment Opportunity Fixer Upper Next to Fort Valley University Include additional lot next to the property Total sq Ft 0.18 Call Now This one won't last

20. 2026-02-01
    historical 169-char remark

    Show marketing remark (169 chars)

    Great Investment Opportunity Fixer Upper Next to Fort Valley University Include additional lot next to the property Total sq Ft 0.18 Call Now This one won't last

21. 2025-11-22
    listed $29,900 Active 169-char remark

    Show marketing remark (169 chars)

    Great Investment Opportunity Fixer Upper Next to Fort Valley University Include additional lot next to the property Total sq Ft 0.18 Call Now This one won't last

ⓘ 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: $580 · $48/mo
• Projected year-2 tax: $580 · $48/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,544
• − Mortgage interest: −$1,675
• − Property taxes: −$580
• − Insurance: −$150
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$870
• Taxable income: $8,942
• Est. tax owed @ 24.0%: −$2,146
• After-tax cash flow: $6,732/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

3 events — show timeline

• 2026-02-13 Relisted — MGMLS
• 2026-02-01 Delisted — MGMLS
• 2025-11-22 Listed $29,900 MGMLS

Property tax history

+0.2%/yr

Latest (2025): $580 · +0.5% YoY. Source: county tax records.