606 Valley Dr · Americus, GA 31709

$105,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 2 Days on market

Built 1959 0.33 ac lot

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Why this score? — see what drove the C- 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• 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

Listing remarks

If you're looking for an affordable home with character, this 2-bedroom, 1-bath home on Valley Drive is worth a look. Located in a quiet, well-established neighborhood, this property offers a comfortable layout, plenty of outdoor space, and several updates already in place. Inside, you'll find beautiful original hardwood floors throughout most of the home, along with ceramic tile in the kitchen and bathroom. The kitchen features granite countertops and a new refrigerator, giving it a nice updated feel while still keeping the home's charm. The living room is spacious and welcoming, with lots of natural light. There's also more storage than you might expect, including extra closets and additi

Key facts

• Extra closets
• Large backyard
• New refrigerator

Tags

• ORIGINAL HARDWOOD FLOORS
• CERAMIC TILE IN KITCHEN
• GRANITE COUNTERTOPS
• NEW REFRIGERATOR
• EXTRA CLOSETS
• LARGE BACKYARD

Property features AI

Finance

• Other: Lot approximately 0.33 acres; Updated/remodeled; Located in Sumter County, Americus, GA
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking; Parking pad; Open parking available
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available; Sewer connected; Water available
• Home design: Single-family house; Residential property; Built in 1959; One story
• Construction: Brick and other exterior materials; Other roof type; Crawl space foundation
• Exterior features: Level, city lot

Interior

• Kitchen: Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans; Window unit(s)
• Interior features: Bookcases; Tile bath; Updated/remodeled condition; One level
• Laundry & utility: Laundry located in kitchen; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 8.3% 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: crime F, amenities F, commute 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.
• Zoned schools: Sumter County Primary School (797 students, 100% FRL); Sumter County Intermediate School (math 4% / reading 8%, grade F, #460 of 470 statewide, top 98%, 791 students, 100% FRL); Sumter County High School (978 students, 100% FRL) — zoned schools average 100% FRL vs 77% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $726 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $63k; list at $105k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $105,000

Questions for the listing agent

1. Built in 1959 — 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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.2

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-5,785
• Equity at exit: $15,656

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $9,369
• Equity at exit: $9,078

Cash invested: $29,400 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $177

Break-even live

Break-even rent $846

Max offer price $105,000

Occupancy floor 78%

Sensitivity live

Price	-10% $236	-5% $206	+0% $177	+5% $147	+10% $117
Rent	-10% $92	-5% $134	+0% $177	+5% $219	+10% $261
Rate	-1.0pp $229	-0.5pp $203	base $177	+0.5pp $149	+1.0pp $122

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   listed $105,000 Under Contract 2 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: $888 · $74/mo
• Projected year-2 tax: $966 · $80/mo
• Expected delta: +$78/yr (+$6/mo · 8.7%)

ⓘ 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 ≥108°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,836
• − Mortgage interest: −$5,882
• − Property taxes: −$888
• − Insurance: −$525
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$3,055
• Taxable income: $432
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $2,016/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

+79.5% since first listed

5 events — show timeline

• 2026-06-06 Pending — GAMLS
• 2026-06-03 Listed $105,000 GAMLS
• 2020-11-02 Sold (Public Records) $63,000 Public Records
• 2019-09-09 Sold (Public Records) $66,000 Public Records
• 2013-08-30 Sold (Public Records) $58,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $888 · -8.0% YoY. Source: county tax records.