2600 Jacqueline Cir · Moultrie, GA 31768

$219,500

3 bd · 2.0 ba · 1,812 sqft · SingleFamily public records · 7 Days on market

Built 1969 0.50 ac lot Est $207k · 6% 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 +15.9/30.0
• DSCR +4.9/10.0
• ARV discount +4.7/15.0
• 1% rule +3.9/10.0
• 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

Welcome home to this charming 3-bedroom, 2-bath residence located in the established Colonial Heights neighborhood at 2600 Jacqueline Circle in Moultrie, Georgia. This classic four-sided brick home offers timeless durability, character, and plenty of space for comfortable living. The side-entry double carport offers both convenience and functionality, complete with attic storage for added space and organization. Inside, you'll find a well-designed floor plan with spacious living areas. A full-size laundry room serves as a practical transition into the eat-in kitchen, creating an easy, everyday flow. Just beyond, you'll find an oversized family room designed for gathering and relaxation, alo

Key facts

• Attic storage
• Eat-in kitchen
• 0.5 acre lot

Tags

• SIDE-ENTRY DOUBLE CARPORT
• ATTIC STORAGE
• FULL-SIZE LAUNDRY ROOM
• EAT-IN KITCHEN
• OVERSIZED FAMILY ROOM
• SEPARATE FORMAL LIVING ROOM

Property features AI

Finance

• Other: Property type: Residential; Property sub type: Single Family Residence; Lot size: 0.5 acre
• Financial info: No financial details listed
• HOA & community: No HOA information listed

Exterior

• Parking: 4 total parking spaces; 4 covered spaces; 2 carport spaces; Gravel parking; Garage; Parking pad
• Security: No security features listed
• Utilities: Public water; Sewer connected; Water connected; Cable available
• Home design: Single-family residence; One story
• Construction: Brick construction; Metal roof
• Exterior features: Screened porch; French doors; Chain link fencing

Interior

• Kitchen: Cooktop; Oven
• Bedrooms: Bedrooms information not provided
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: Walk-in closets; Entrance foyer; Ceiling fans
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $196k (10.6% below list).
• Recommended offer: $196k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: crime F, commute F, employment 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.
• Zoned schools: Wright Elementary School (math 62% / reading 47%, grade C, #185 of 1,228 statewide, top 16%, 521 students, 97% FRL); Willie J. Williams Middle School (math 25% / reading 24%, grade F, #301 of 470 statewide, top 66%, 1,369 students, 85% FRL); Colquitt County High School (math 50% / reading 18%, grade F, #98 of 424 statewide, top 23%, 1,787 students, 64% FRL).
• Market conditions: 139 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 $2k of loan paydown is wiped out by about $7k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y ago 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $196,207 (10.6% below list)

Questions for the listing agent

1. Built in 1969 — 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: 0.89% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $206,568
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2720 Jacqueline Cir	0.19mi	3/2.0	1,672 (-8%)	9mo	$202,000	$121	70
2301 South Main St	0.27mi	3/3.0	2,079 (+15%)	1mo	$175,000	$84	58
209 Nandina Dr	0.14mi	3/2.5	2,032 (+12%)	24mo	$220,000	$108	52
1839 3rs St SE	0.74mi	3/2.0	1,750 (-3%)	14mo	$200,000	$114	48
1941 South Main St	0.60mi	2/2.0 (-1)	2,000 (+10%)	5mo	$215,000	$108	45
1904 3rd St St SE	0.70mi	3/2.0	1,568 (-14%)	13mo	$232,000	$148	34
19 Sloans Village Way SE	0.73mi	3/2.0	1,593 (-12%)	21mo	$262,500	$165	29

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-28,856
• Equity at exit: $32,728

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-16,526
• Equity at exit: $18,978

Cash invested: $61,460 (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: 139
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$1,151
• Tax from tax record: −$202 /mo · $2,422/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $106

Break-even live

Break-even rent $1,828

Max offer price $219,500

Occupancy floor 90%

Sensitivity live

Price	-10% $230	-5% $168	+0% $106	+5% $43	+10% $-19
Rent	-10% $-49	-5% $28	+0% $106	+5% $183	+10% $261
Rate	-1.0pp $216	-0.5pp $161	base $106	+0.5pp $49	+1.0pp $-9

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: $54,875
• Closing costs: $6,585
• 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	23d	1	1.12mi
220 Dixie Dr Moultrie, GA	4.0	4.5	2406	$2,400	$1.00	23d	1	1.42mi

Listing history 7 events

1. 2026-06-09
   status $219,500 Pending 7 DOM
2. 2026-06-08
   days on market $219,500 Active 7 DOM
3. 2026-06-07
   days on market $219,500 Active 6 DOM
4. 2026-06-07
   days on market $219,500 Active 5 DOM
5. 2026-06-04
   days on market $219,500 Active 2 DOM
6. 2026-06-01
   remarks 699-char remark
7. 2026-06-01
   listed $219,500 Active 1 DOM

ⓘ 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: $2,422 · $202/mo
• Projected year-2 tax: $2,422 · $202/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 6/10 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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,545
• − Mortgage interest: −$12,295
• − Property taxes: −$2,422
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$6,385
• Taxable loss: −$2,423
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $1,849/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

+485.3% since first listed

6 events — show timeline

• 2026-06-01 Listed $219,500 MBOR
• 2026-05-05 Sold (Public Records) $354,353 Public Records
• 2008-05-30 Sold (Public Records) $127,000 Public Records
• 2008-05-30 Sold (MLS) $127,000 MBOR
• 2008-02-07 Listed $129,000 MBOR
• 1996-10-21 Sold (Public Records) $37,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,422 · +14.9% YoY. Source: county tax records.