301 Fagan Cir · Fort Valley, GA 31030

$65,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 150 Days on market

Built 1930 6,098 sqft lot $54/sqft · at area comps Est $68k · at est.

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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 +9.7/15.0
• 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

super investment, situated within Walking distance to Fort Valley State University. This home is a Diamond in the Rough. This home features a large Living room, spacious kitchen, nice size bedrooms, 2 bathrooms. the exterior offers a covered front porch, fenced yard all resting on a good corner lot. this home will need REHAB to make great

Key facts

• Covered front porch
• Fenced yard
• Corner lot

Tags

• COVERED FRONT PORCH
• FENCED YARD
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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; 17 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 $449 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 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 1930 — 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1930 — 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: 2.00% ✓
• Cap rate: 17.59%
• Cash-on-cash: 40.36%
• DSCR: 2.80
• GRM: 4.2

CMA / ARV

• ARV (median comp): $68,268
• List price: $65,000
• Delta: -4.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Poplar St	0.04mi	3/1.0	1,079 (-10%)	16mo	$30,000	$28	68
405 Lamar St	0.30mi	3/1.5	1,277 (+6%)	12mo	$110,000	$86	63
710 Pine St	0.35mi	3/2.0	1,294 (+8%)	7mo	$168,000	$130	61
725 Pine St	0.33mi	4/3.5 (+1)	1,215 (+1%)	8mo	$10,000	$8	61
206 Margaret St	0.46mi	2/1.0 (-1)	1,147 (-4%)	8mo	$65,000	$57	60
305 Chestnut St	0.49mi	4/1.5 (+1)	1,104 (-8%)	3mo	$120,500	$109	54
217 Chestnut St	0.55mi	3/1.0	1,184 (-1%)	22mo	$46,000	$39	54
121 Hartley St	0.42mi	3/2.0	1,152 (-4%)	24mo	$159,000	$138	50
721 Pine St	0.34mi	4/2.0 (+1)	1,335 (+11%)	14mo	$185,000	$139	45
604 S Camellia Blvd	0.51mi	2/2.0 (-1)	1,280 (+7%)	23mo	$85,000	$66	37
713 Princess Ave	0.73mi	4/2.0 (+1)	1,128 (-6%)	12mo	$139,000	$123	36

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: 36.8%
• Equity multiple: 2.56×
• Total profit: $28,456
• Equity at exit: $9,692

10-year hold

• IRR: 43.4%
• Equity multiple: 5.12×
• Total profit: $74,979
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$341
• Tax from tax record: −$47 /mo · $567/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $612

Break-even live

Break-even rent $526

Max offer price $65,000

Occupancy floor 48%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Fagan Cir Fort Valley, GA	4.0	2.0	1010	$1,550	$1.53	13d	1	0.12mi
401 Carver Dr Fort Valley, GA	2.0	2.0	1000	$1,450	$1.45	13d	1	0.13mi
714 Green St Fort Valley, GA	1.0–3.0	1.0–2.0	975	$1,449	$1.49	13d	1	0.39mi
305 Chestnut St Fort Valley, GA	4.0	1.5	1104	$1,400	$1.27	21d	1	0.45mi
529 Railroad St Unit 4B Fort Valley, GA	3.0	2.0	1100	$1,095	$1.00	21d	1	0.45mi
529 Railroad St Fort Valley, GA	3.0	2.0	1100	$1,095	$1.00	44d	1	0.45mi
1344 State University Dr Unit 1 Fort Valley, GA	3.0	1.0	900	$700	$0.78	13d	1	0.64mi
1344 State University Dr Unit 2 Fort Valley, GA	2.0	1.0	850	$700	$0.82	44d	1	0.64mi
165 Friendship Cir Unit 165 Fort Valley, GA	2.0	1.0	850	$1,050	$1.24	13d	1	0.72mi
101 King St Unit 1 Fort Valley, GA	2.0	1.0	850	$1,100	$1.29	13d	1	0.76mi
101 King St Unit 105 Fort Valley, GA	2.0	1.0	800	$1,000	$1.25	13d	1	0.76mi
103 Ronald Pride Blvd Fort Valley, GA	3.0	2.0	960	$1,300	$1.35	21d	1	0.87mi
14 Flint Dr Fort Valley, GA	3.0	1.5	1404	$1,400	$1.00	13d	1	1.27mi
413 Anderson Ave Unit D3 Fort Valley, GA	3.0	2.0	950	$900	$0.95	13d	1	1.30mi
417 Anderson Ave Fort Valley, GA	3.0	2.0	950	$925	$0.97	13d	1	1.32mi
313 Vienna St Fort Valley, GA	3.0	2.0	1158	$1,100	$0.95	13d	1	1.39mi
307 Christopher Cir Fort Valley, GA	4.0	1.0	1272	$1,550	$1.22	13d	1	1.45mi

Listing history 20 events

1. 2026-06-19
   days on market $65,000 Active 150 DOM
2. 2026-06-18
   days on market $65,000 Active 149 DOM
3. 2026-06-17
   days on market $65,000 Active 148 DOM
4. 2026-06-16
   days on market $65,000 Active 147 DOM
5. 2026-06-15
   days on market $65,000 Active 146 DOM
6. 2026-06-14
   days on market $65,000 Active 144 DOM
7. 2026-06-13
   days on market $65,000 Active 143 DOM
8. 2026-06-10
   days on market $65,000 Active 141 DOM
9. 2026-06-09
   days on market $65,000 Active 140 DOM
10. 2026-06-08
    days on market $65,000 Active 139 DOM
11. 2026-06-07
    days on market $65,000 Active 138 DOM
12. 2026-06-05
    days on market $65,000 Active 135 DOM
13. 2026-06-03
    days on market $65,000 Active 134 DOM
14. 2026-06-02
    days on market $65,000 Active 133 DOM
15. 2026-06-01
    days on market $65,000 Active 132 DOM
16. 2026-05-31
    days on market $65,000 Active 131 DOM
17. 2026-05-30
    days on market $65,000 Active 130 DOM
18. 2026-01-20
    listed $65,000 Active 340-char remark

    Show marketing remark (340 chars)

    super investment, situated within Walking distance to Fort Valley State University. This home is a Diamond in the Rough. This home features a large Living room, spacious kitchen, nice size bedrooms, 2 bathrooms. the exterior offers a covered front porch, fenced yard all resting on a good corner lot. this home will need REHAB to make great

19. 2026-01-17
    listed $65,000 Active 340-char remark

    Show marketing remark (340 chars)

    super investment, situated within Walking distance to Fort Valley State University. This home is a Diamond in the Rough. This home features a large Living room, spacious kitchen, nice size bedrooms, 2 bathrooms. the exterior offers a covered front porch, fenced yard all resting on a good corner lot. this home will need REHAB to make great

20. 2026-01-16
    listed $65,000 New

ⓘ 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: $567 · $47/mo
• Projected year-2 tax: $598 · $50/mo
• Expected delta: +$31/yr (+$3/mo · 5.4%)

ⓘ 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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,606
• − Mortgage interest: −$3,641
• − Property taxes: −$567
• − Insurance: −$325
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$1,891
• Taxable income: $6,685
• Est. tax owed @ 24.0%: −$1,604
• After-tax cash flow: $5,742/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

+0.0% since first listed

3 events — show timeline

• 2026-01-20 Listed $65,000 MGMLS
• 2026-01-17 Listed $65,000 CGMLS
• 2026-01-16 Listed $65,000 GAMLS

Property tax history

+2.4%/yr

Latest (2025): $567 · +2.6% YoY. Source: county tax records.