216 W Church St · Americus, GA 31709

$150,000

4 bd · 3.0 ba · 4,238 sqft · MultiFamily public records · 25 Days on market

Built 1910

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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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 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

Historic Multi-Family Investment Opportunity in Americus! Welcome to 216 W. Church Street, a unique gut rehab multi-family property (triplex/quad potential) full of character and income-producing possibilities. Built in 1910, this spacious property offers approximately 4,028 heated square feet and sits on a generous 0.32-acre lot in a convenient Americus location, offering easy access to local amenities, downtown shops, and dining & acirc; & euro; & rdquo; making it attractive to renters and residents alike. This property blends timeless character with income-producing potential. It is perfect for investors or owner-occupants looking to generate rental income. Inside, you will

Key facts

• Historic charm
• Multi family layout
• Built 1910

Tags

• INCOME PRODUCING POSSIBILITIES
• HISTORIC CHARM
• WOOD EXTERIOR CONSTRUCTION
• CRAWLSPACE MASONRY FOUNDATION
• MULTI FAMILY LAYOUT
• LARGE MULTI UNIT HOME

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/4.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $706/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 4.9% in Americus — 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 50/100 on livability (#582 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Sumter County (rural): math 7% / reading 11% proficiency, ranked #170 of 174 in GA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 39 units permitted in Sumter County in 2024 (15 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 $4k of value loss. Plan a longer hold.
• Sumter County population projected at -38% 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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 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: 2.59% ✓
• Cap rate: 23.23%
• Cash-on-cash: 60.48%
• DSCR: 3.69
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 59.2%
• Equity multiple: 3.63×
• Total profit: $110,512
• Equity at exit: $22,365

10-year hold

• IRR: 64.0%
• Equity multiple: 7.42×
• Total profit: $269,850
• Equity at exit: $12,969

Cash invested: $42,000 (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 31709

• Home prices YoY: -26.8%
• Active inventory: 28
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,884 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$816
• Net cashflow: $2,117

Break-even live

Break-even rent $1,205

Max offer price $150,000

Occupancy floor 40%

Sensitivity live

Price	-10% $2,202	-5% $2,159	+0% $2,117	+5% $2,074	+10% $2,032
Rent	-10% $1,810	-5% $1,963	+0% $2,117	+5% $2,270	+10% $2,424
Rate	-1.0pp $2,192	-0.5pp $2,155	base $2,117	+0.5pp $2,078	+1.0pp $2,038

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	4	$3,885
Total (3 units)			$3,884

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $150,000 Active 25 DOM
2. 2026-06-18
   days on market $150,000 Active 23 DOM
3. 2026-06-17
   days on market $150,000 Active 22 DOM
4. 2026-06-16
   days on market $150,000 Active 21 DOM
5. 2026-06-15
   days on market $150,000 Active 20 DOM
6. 2026-06-13
   days on market $150,000 Active 18 DOM
7. 2026-06-12
   days on market $150,000 Active 17 DOM
8. 2026-06-09
   days on market $150,000 Active 14 DOM
9. 2026-06-08
   days on market $150,000 Active 13 DOM
10. 2026-06-07
    days on market $150,000 Active 12 DOM
11. 2026-06-07
    days on market $150,000 Active 11 DOM
12. 2026-06-04
    days on market $150,000 Active 8 DOM
13. 2026-06-02
    days on market $150,000 Active 7 DOM
14. 2026-06-01
    days on market $150,000 Active 6 DOM
15. 2026-05-31
    days on market $150,000 Active 5 DOM
16. 2026-05-31
    days on market $150,000 Active 4 DOM
17. 2026-05-26
    listed $150,000 Active

ⓘ 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: $1,231 · $103/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$149/yr (+$12/mo · 12.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,608
• − Mortgage interest: −$8,402
• − Property taxes: −$1,231
• − Insurance: −$750
• − Repairs & maintenance: −$3,729
• − Management: −$3,729
• − Depreciation: −$4,364
• Taxable income: $24,404
• Est. tax owed @ 24.0%: −$5,857
• After-tax cash flow: $19,543/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: Sumter County
• NCES district ID: 1304620
• Math proficiency: 7% ▼ -15.00%
• Reading proficiency: 11% ▼ -11.00%
• Median HH income: $33,494
• Composite: 7.21/100
• National rank: #9961
• State rank: #170 of 174 in GA

Livability — Americus

• Score: 50/100
• State rank: #582
• US rank: #25593

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Americus, GA
• Population (ZIP): 14,966

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 26,953 people
• By 2030: 24,861 · -7.8%
• By 2040: 20,500 · -23.9%
• By 2050: 16,694 · -38.1%
• By 2075: 9,901 · -63.3%
• By 2100: 5,570 · -79.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 49% White 40% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Sumter

• 2024 margin: Toss-up / Even · D 50.9% · R 48.7%
• 2008→2024 swing: -3.8pp toward R · 2008: 6.0pp · 2024: 2.2pp
• All cycles: 2024: D+2.2 2020: D+4.8 2016: D+2.2 2012: D+8.4 2008: D+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.58%
• Current HPI: 154.3605
• 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

1 event — show timeline

• 2026-05-26 Listed $150,000 FSBO.com

Property tax history

+3.6%/yr

Latest (2025): $1,231 · +30.7% YoY. Source: county tax records.