217 Oak St · Fort Valley, GA 31030

$75,000

3 bd · 1.0 ba · 1,443 sqft · SingleFamily public records · 117 Days on market

Built 1950 0.30 ac lot $52/sqft · 32% below area Est $111k · 32% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Located at 217 Oak Street in the charming city of Fort Valley, Georgia, this residential property presents a remarkable opportunity for those with a vision. Built in 1950, this property is a great option for investors and handy homeowners alike, offering a chance to shape a space to your exact specifications. Envision yourself relaxing on the front porch or the possibilities for creating a welcoming outdoor retreat where you can unwind after a fulfilling day. With 1443 square feet of living area, this property provides a substantial canvas for your creative aspirations. This home is calling all handy homeowners, investors or anyone needing housing near Fort Valley State University.

Key facts

• Front porch
• Outdoor retreat
• 0.3 acre lot

Tags

• FRONT PORCH
• OUTDOOR RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 5.7% 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+, schools F, amenities 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.
• Market conditions: 116 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.65% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.81%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $111,072
• List price: $75,000
• Delta: -32.48%
• 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
112 Plum St	0.20mi	3/1.0	1,290 (-11%)	2mo	$70,000	$54	72
325 Peach Cir	0.35mi	3/2.0	1,334 (-8%)	8mo	$199,900	$150	60
327 Peach Cir	0.34mi	3/2.0	1,334 (-8%)	10mo	$199,900	$150	60
327 Peach Cir	0.34mi	3/2.0	1,334 (-8%)	10mo	$199,900	$150	59
318 Persons St	0.73mi	2/2.0 (-1)	1,412 (-2%)	6mo	$149,900	$106	48
710 Pine St	0.58mi	3/2.0	1,294 (-10%)	7mo	$168,000	$130	46
207 Spillers St	0.58mi	3/3.0	1,443 (0%)	23mo	$160,000	$111	46
106 Peachtree Ext	0.34mi	3/2.0	1,250 (-13%)	21mo	$182,000	$146	40
721 Pine St	0.58mi	4/2.0 (+1)	1,335 (-8%)	14mo	$185,000	$139	40
511 Riley Ave	0.74mi	2/1.0 (-1)	1,361 (-6%)	19mo	$95,000	$70	35
311 Peach Cir	0.36mi	4/2.0 (+1)	1,652 (+14%)	19mo	$196,500	$119	34

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: 19.5%
• Equity multiple: 1.79×
• Total profit: $16,641
• Equity at exit: $11,183

10-year hold

• IRR: 27.8%
• Equity multiple: 3.46×
• Total profit: $51,632
• Equity at exit: $6,485

Cash invested: $21,000 (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: 116
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$393
• Tax from tax record: −$101 /mo · $1,215/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $452

Break-even live

Break-even rent $666

Max offer price $75,000

Occupancy floor 58%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 Vienna Cir Fort Valley, GA	4.0	2.0	1501	$1,400	$0.93	13d	1	0.30mi
305 Chestnut St Fort Valley, GA	4.0	1.5	1104	$1,400	$1.27	21d	1	0.37mi
529 Railroad St Unit 4B Fort Valley, GA	3.0	2.0	1100	$1,095	$1.00	21d	1	0.47mi
529 Railroad St Fort Valley, GA	3.0	2.0	1100	$1,095	$1.00	44d	1	0.47mi
313 Vienna St Fort Valley, GA	3.0	2.0	1158	$1,100	$0.95	13d	1	0.58mi
413 Anderson Ave Unit D3 Fort Valley, GA	3.0	2.0	950	$900	$0.95	13d	1	0.75mi
417 Anderson Ave Fort Valley, GA	3.0	2.0	950	$925	$0.97	13d	1	0.77mi
103 Fagan Cir Fort Valley, GA	4.0	2.0	1010	$1,550	$1.53	13d	1	0.91mi
401 Carver Dr Fort Valley, GA	2.0	2.0	1000	$1,450	$1.45	13d	1	0.92mi
103 Ronald Pride Blvd Fort Valley, GA	3.0	2.0	960	$1,300	$1.35	21d	1	0.93mi
714 Green St Fort Valley, GA	1.0–3.0	1.0–2.0	975	$1,449	$1.49	13d	1	0.98mi
1344 State University Dr Unit 1 Fort Valley, GA	3.0	1.0	900	$700	$0.78	13d	1	1.43mi

Listing history 19 events

1. 2026-04-01
   status Back On Market 691-char remark

   Show marketing remark (691 chars)

   Located at 217 Oak Street in the charming city of Fort Valley, Georgia, this residential property presents a remarkable opportunity for those with a vision. Built in 1950, this property is a great option for investors and handy homeowners alike, offering a chance to shape a space to your exact specifications. Envision yourself relaxing on the front porch or the possibilities for creating a welcoming outdoor retreat where you can unwind after a fulfilling day. With 1443 square feet of living area, this property provides a substantial canvas for your creative aspirations. This home is calling all handy homeowners, investors or anyone needing housing near Fort Valley State University.

2. 2026-04-01
   status Active 691-char remark

   Show marketing remark (691 chars)

   Located at 217 Oak Street in the charming city of Fort Valley, Georgia, this residential property presents a remarkable opportunity for those with a vision. Built in 1950, this property is a great option for investors and handy homeowners alike, offering a chance to shape a space to your exact specifications. Envision yourself relaxing on the front porch or the possibilities for creating a welcoming outdoor retreat where you can unwind after a fulfilling day. With 1443 square feet of living area, this property provides a substantial canvas for your creative aspirations. This home is calling all handy homeowners, investors or anyone needing housing near Fort Valley State University.

3. 2026-03-31
   historical 691-char remark

   Show marketing remark (691 chars)

   Located at 217 Oak Street in the charming city of Fort Valley, Georgia, this residential property presents a remarkable opportunity for those with a vision. Built in 1950, this property is a great option for investors and handy homeowners alike, offering a chance to shape a space to your exact specifications. Envision yourself relaxing on the front porch or the possibilities for creating a welcoming outdoor retreat where you can unwind after a fulfilling day. With 1443 square feet of living area, this property provides a substantial canvas for your creative aspirations. This home is calling all handy homeowners, investors or anyone needing housing near Fort Valley State University.

4. 2026-03-31
   historical 691-char remark

   Show marketing remark (691 chars)

   Located at 217 Oak Street in the charming city of Fort Valley, Georgia, this residential property presents a remarkable opportunity for those with a vision. Built in 1950, this property is a great option for investors and handy homeowners alike, offering a chance to shape a space to your exact specifications. Envision yourself relaxing on the front porch or the possibilities for creating a welcoming outdoor retreat where you can unwind after a fulfilling day. With 1443 square feet of living area, this property provides a substantial canvas for your creative aspirations. This home is calling all handy homeowners, investors or anyone needing housing near Fort Valley State University.

5. 2026-03-16
   price $75,000 691-char remark

   Show marketing remark (691 chars)

   Located at 217 Oak Street in the charming city of Fort Valley, Georgia, this residential property presents a remarkable opportunity for those with a vision. Built in 1950, this property is a great option for investors and handy homeowners alike, offering a chance to shape a space to your exact specifications. Envision yourself relaxing on the front porch or the possibilities for creating a welcoming outdoor retreat where you can unwind after a fulfilling day. With 1443 square feet of living area, this property provides a substantial canvas for your creative aspirations. This home is calling all handy homeowners, investors or anyone needing housing near Fort Valley State University.

6. 2026-03-14
   price $75,000 691-char remark

   Show marketing remark (691 chars)

   Located at 217 Oak Street in the charming city of Fort Valley, Georgia, this residential property presents a remarkable opportunity for those with a vision. Built in 1950, this property is a great option for investors and handy homeowners alike, offering a chance to shape a space to your exact specifications. Envision yourself relaxing on the front porch or the possibilities for creating a welcoming outdoor retreat where you can unwind after a fulfilling day. With 1443 square feet of living area, this property provides a substantial canvas for your creative aspirations. This home is calling all handy homeowners, investors or anyone needing housing near Fort Valley State University.

7. 2026-01-22
   listed $90,000 New 691-char remark

   Show marketing remark (691 chars)

   Located at 217 Oak Street in the charming city of Fort Valley, Georgia, this residential property presents a remarkable opportunity for those with a vision. Built in 1950, this property is a great option for investors and handy homeowners alike, offering a chance to shape a space to your exact specifications. Envision yourself relaxing on the front porch or the possibilities for creating a welcoming outdoor retreat where you can unwind after a fulfilling day. With 1443 square feet of living area, this property provides a substantial canvas for your creative aspirations. This home is calling all handy homeowners, investors or anyone needing housing near Fort Valley State University.

8. 2026-01-22
   listed $90,000 Active 691-char remark

   Show marketing remark (691 chars)

   Located at 217 Oak Street in the charming city of Fort Valley, Georgia, this residential property presents a remarkable opportunity for those with a vision. Built in 1950, this property is a great option for investors and handy homeowners alike, offering a chance to shape a space to your exact specifications. Envision yourself relaxing on the front porch or the possibilities for creating a welcoming outdoor retreat where you can unwind after a fulfilling day. With 1443 square feet of living area, this property provides a substantial canvas for your creative aspirations. This home is calling all handy homeowners, investors or anyone needing housing near Fort Valley State University.

9. 2023-01-09
   soldstatus $70,000
10. 2022-11-18
    soldstatus $70,000 Sold
11. 2022-11-18
    soldstatus $70,000
12. 2022-10-28
    status Under Contract
13. 2022-10-20
    listed $66,000
14. 2022-10-14
    listed $66,000 New
15. 2019-04-10
    soldstatus $36,000
16. 2019-04-10
    soldstatus $36,000
17. 2019-01-01
    listed $48,000
18. 2019-01-01
    listed $48,000
19. 2011-09-20
    soldstatus $40,000

ⓘ 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: $1,215 · $101/mo
• Projected year-2 tax: $1,215 · $101/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 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,849
• − Mortgage interest: −$4,201
• − Property taxes: −$1,215
• − Insurance: −$375
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,182
• Taxable income: $4,500
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $4,341/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

+87.5% since first listed

19 events — show timeline

• 2026-04-01 Relisted — GAMLS
• 2026-04-01 Relisted — FMLS
• 2026-03-31 Listing Removed — FMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-03-16 Price Changed $75,000 FMLS
• 2026-03-14 Price Changed $75,000 GAMLS
• 2026-01-22 Listed $90,000 FMLS
• 2026-01-22 Listed $90,000 GAMLS
• 2023-01-09 Sold (Public Records) $70,000 Public Records
• 2022-11-18 Sold (MLS) $70,000 MGMLS
• 2022-11-18 Sold (MLS) $70,000 GAMLS
• 2022-10-28 Pending — GAMLS
• 2022-10-20 Listed $66,000 MGMLS
• 2022-10-14 Listed $66,000 GAMLS
• 2019-04-10 Sold (MLS) $36,000 GAMLS
• 2019-04-10 Sold (MLS) $36,000 CGMLS
• 2019-01-01 Listed $48,000 GAMLS
• 2019-01-01 Listed $48,000 CGMLS
• 2011-09-20 Sold (Public Records) $40,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,215 · +2.1% YoY. Source: county tax records.