402 Boulevard St · Fort Valley, GA 31030

$144,999

6 bd · 3.0 ba · 2,190 sqft · MultiFamily public records · 131 Days on market

Built 1922 7,405 sqft lot $66/sqft · 17% below area Est $174k · 17% 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 +14.9/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Get ready to fall in love with this truly one-of-a-kind property! Whether you're a first-time homebuyer or an investor looking to expand your rental portfolio, this house has endless possibilities. With the option to use it as a single family home or use as a duplex, the choice is yours! On one side, you'll find a spacious 3-bedroom, 2-bathroom unit, ready to rent for $1,250. On the other, a cozy 3-bedroom, 1-bathroom unit, perfect for generating $1,150 in monthly rental income. Located just minutes from downtown and the interstate, commuting has never been easier! An added bonus: a shared interior door connects both sides, offering the ideal setup for multi-family living, an in-law suite, or a duplex-style layout. The door can easily be locked from both sides for separate rental units, giving you complete flexibility. This property is vacant and move-in ready-perfect for the savvy investor or excited new homeowner ready to make their mark. Don't miss out on this amazing opportunity! New roof in 2022. New HVAC. New electrical throughout. ***Owner Financing Available*** Listing agent is the owner.

Key facts

• New hvac
• New electrical
• Move in ready

Tags

• ONE OF A KIND PROPERTY
• OPTION TO USE AS DUPLEX
• MOVE IN READY
• NEW ROOF
• NEW HVAC
• NEW ELECTRICAL

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $872 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% 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; 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 $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 3y ago; this cycle's ask is 13082% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; list at $145k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $127,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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 1922 — 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 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: 1.67% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.78%
• DSCR: 2.15
• GRM: 5.0

CMA / ARV

• ARV (median comp): $173,737
• List price: $144,999
• Delta: -16.54%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 S Montrose St	0.27mi	6/4.0	2,100 (-4%)	18mo	$225,000	$107	61

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: $32,117
• Equity at exit: $21,620

10-year hold

• IRR: 27.8%
• Equity multiple: 3.46×
• Total profit: $99,741
• Equity at exit: $12,537

Cash invested: $40,600 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,419 high
• Mortgage (P&I): −$760
• Tax from tax record: −$218 /mo · $2,616/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $872

Break-even live

Break-even rent $1,315

Max offer price $144,999

Occupancy floor 59%

Sensitivity live

Price	-10% $954	-5% $913	+0% $872	+5% $831	+10% $790
Rent	-10% $681	-5% $777	+0% $872	+5% $968	+10% $1,063
Rate	-1.0pp $945	-0.5pp $909	base $872	+0.5pp $835	+1.0pp $796

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,209
1× unit	3	1	$1,209
Total (2 units)			$2,419

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $144,999 Active 131 DOM
2. 2026-06-18
   days on market $144,999 Active 130 DOM
3. 2026-06-17
   days on market $144,999 Active 129 DOM
4. 2026-06-16
   days on market $144,999 Active 128 DOM
5. 2026-06-15
   days on market $144,999 Active 127 DOM
6. 2026-06-14
   days on market $144,999 Active 125 DOM
7. 2026-06-13
   days on market $144,999 Active 124 DOM
8. 2026-06-10
   days on market $144,999 Active 122 DOM
9. 2026-06-09
   days on market $144,999 Active 121 DOM
10. 2026-06-08
    days on market $144,999 Active 120 DOM
11. 2026-06-07
    statusdays on market $144,999 Active 119 DOM
12. 2026-06-05
    days on market $144,999 Price Change 116 DOM
13. 2026-06-03
    days on market $144,999 Price Change 115 DOM
14. 2026-06-03
    pricestatus $144,999 Price Change 114 DOM
15. 2026-06-02
    days on market $154,999 Active 114 DOM
16. 2026-06-01
    days on market $154,999 Active 113 DOM
17. 2026-05-31
    days on market $154,999 Active 112 DOM
18. 2026-05-30
    days on market $154,999 Active 111 DOM
19. 2026-04-28
    historical $1,100
20. 2026-04-06
    status Price Change 1113-char remark

    Show marketing remark (1113 chars)

    Get ready to fall in love with this truly one-of-a-kind property! Whether you're a first-time homebuyer or an investor looking to expand your rental portfolio, this house has endless possibilities. With the option to use it as a single family home or use as a duplex, the choice is yours! On one side, you'll find a spacious 3-bedroom, 2-bathroom unit, ready to rent for $1,250. On the other, a cozy 3-bedroom, 1-bathroom unit, perfect for generating $1,150 in monthly rental income. Located just minutes from downtown and the interstate, commuting has never been easier! An added bonus: a shared interior door connects both sides, offering the ideal setup for multi-family living, an in-law suite, or a duplex-style layout. The door can easily be locked from both sides for separate rental units, giving you complete flexibility. This property is vacant and move-in ready-perfect for the savvy investor or excited new homeowner ready to make their mark. Don't miss out on this amazing opportunity! New roof in 2022. New HVAC. New electrical throughout. ***Owner Financing Available*** Listing agent is the owner.

21. 2026-04-06
    price $154,999 1113-char remark

    Show marketing remark (1113 chars)

    Get ready to fall in love with this truly one-of-a-kind property! Whether you're a first-time homebuyer or an investor looking to expand your rental portfolio, this house has endless possibilities. With the option to use it as a single family home or use as a duplex, the choice is yours! On one side, you'll find a spacious 3-bedroom, 2-bathroom unit, ready to rent for $1,250. On the other, a cozy 3-bedroom, 1-bathroom unit, perfect for generating $1,150 in monthly rental income. Located just minutes from downtown and the interstate, commuting has never been easier! An added bonus: a shared interior door connects both sides, offering the ideal setup for multi-family living, an in-law suite, or a duplex-style layout. The door can easily be locked from both sides for separate rental units, giving you complete flexibility. This property is vacant and move-in ready-perfect for the savvy investor or excited new homeowner ready to make their mark. Don't miss out on this amazing opportunity! New roof in 2022. New HVAC. New electrical throughout. ***Owner Financing Available*** Listing agent is the owner.

22. 2026-03-31
    status Under Contract 1113-char remark

    Show marketing remark (1113 chars)

    Get ready to fall in love with this truly one-of-a-kind property! Whether you're a first-time homebuyer or an investor looking to expand your rental portfolio, this house has endless possibilities. With the option to use it as a single family home or use as a duplex, the choice is yours! On one side, you'll find a spacious 3-bedroom, 2-bathroom unit, ready to rent for $1,250. On the other, a cozy 3-bedroom, 1-bathroom unit, perfect for generating $1,150 in monthly rental income. Located just minutes from downtown and the interstate, commuting has never been easier! An added bonus: a shared interior door connects both sides, offering the ideal setup for multi-family living, an in-law suite, or a duplex-style layout. The door can easily be locked from both sides for separate rental units, giving you complete flexibility. This property is vacant and move-in ready-perfect for the savvy investor or excited new homeowner ready to make their mark. Don't miss out on this amazing opportunity! New roof in 2022. New HVAC. New electrical throughout. ***Owner Financing Available*** Listing agent is the owner.

23. 2026-03-25
    listed $1,100
24. 2026-03-13
    price $159,999 1113-char remark

    Show marketing remark (1113 chars)

    Get ready to fall in love with this truly one-of-a-kind property! Whether you're a first-time homebuyer or an investor looking to expand your rental portfolio, this house has endless possibilities. With the option to use it as a single family home or use as a duplex, the choice is yours! On one side, you'll find a spacious 3-bedroom, 2-bathroom unit, ready to rent for $1,250. On the other, a cozy 3-bedroom, 1-bathroom unit, perfect for generating $1,150 in monthly rental income. Located just minutes from downtown and the interstate, commuting has never been easier! An added bonus: a shared interior door connects both sides, offering the ideal setup for multi-family living, an in-law suite, or a duplex-style layout. The door can easily be locked from both sides for separate rental units, giving you complete flexibility. This property is vacant and move-in ready-perfect for the savvy investor or excited new homeowner ready to make their mark. Don't miss out on this amazing opportunity! New roof in 2022. New HVAC. New electrical throughout. ***Owner Financing Available*** Listing agent is the owner.

25. 2026-02-25
    price $169,999 1113-char remark

    Show marketing remark (1113 chars)

    Get ready to fall in love with this truly one-of-a-kind property! Whether you're a first-time homebuyer or an investor looking to expand your rental portfolio, this house has endless possibilities. With the option to use it as a single family home or use as a duplex, the choice is yours! On one side, you'll find a spacious 3-bedroom, 2-bathroom unit, ready to rent for $1,250. On the other, a cozy 3-bedroom, 1-bathroom unit, perfect for generating $1,150 in monthly rental income. Located just minutes from downtown and the interstate, commuting has never been easier! An added bonus: a shared interior door connects both sides, offering the ideal setup for multi-family living, an in-law suite, or a duplex-style layout. The door can easily be locked from both sides for separate rental units, giving you complete flexibility. This property is vacant and move-in ready-perfect for the savvy investor or excited new homeowner ready to make their mark. Don't miss out on this amazing opportunity! New roof in 2022. New HVAC. New electrical throughout. ***Owner Financing Available*** Listing agent is the owner.

26. 2026-02-02
    listed $179,999 New 1113-char remark

    Show marketing remark (1113 chars)

    Get ready to fall in love with this truly one-of-a-kind property! Whether you're a first-time homebuyer or an investor looking to expand your rental portfolio, this house has endless possibilities. With the option to use it as a single family home or use as a duplex, the choice is yours! On one side, you'll find a spacious 3-bedroom, 2-bathroom unit, ready to rent for $1,250. On the other, a cozy 3-bedroom, 1-bathroom unit, perfect for generating $1,150 in monthly rental income. Located just minutes from downtown and the interstate, commuting has never been easier! An added bonus: a shared interior door connects both sides, offering the ideal setup for multi-family living, an in-law suite, or a duplex-style layout. The door can easily be locked from both sides for separate rental units, giving you complete flexibility. This property is vacant and move-in ready-perfect for the savvy investor or excited new homeowner ready to make their mark. Don't miss out on this amazing opportunity! New roof in 2022. New HVAC. New electrical throughout. ***Owner Financing Available*** Listing agent is the owner.

27. 2025-09-15
    historical
28. 2025-08-31
    historical
29. 2025-08-04
    price $144,999
30. 2025-08-04
    price $144,999
31. 2025-07-25
    price $149,999
32. 2025-07-25
    price $149,999
33. 2025-05-27
    price $159,999
34. 2025-05-27
    price $159,999
35. 2025-04-28
    price $169,999
36. 2025-04-28
    price $169,999
37. 2025-04-17
    price $179,999
38. 2025-04-17
    price $179,999
39. 2025-04-08
    listed $189,999 Active
40. 2025-04-08
    listed $189,999 New
41. 2024-08-16
    soldstatus $75,000
42. 2024-07-22
    historical
43. 2024-07-18
    price $85,000
44. 2024-07-18
    price $85,000
45. 2024-07-07
    price $90,000
46. 2024-07-07
    status Price Change
47. 2024-07-07
    price $90,000
48. 2024-07-01
    status Under Contract
49. 2024-06-30
    historical
50. 2024-05-31
    historical

ⓘ 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: $2,616 · $218/mo
• Projected year-2 tax: $2,616 · $218/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: $29,028
• − Mortgage interest: −$8,122
• − Property taxes: −$2,616
• − Insurance: −$725
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − Depreciation: −$4,218
• Taxable income: $8,703
• Est. tax owed @ 24.0%: −$2,089
• After-tax cash flow: $8,378/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

-97.8% since first listed

58 events — show timeline

• 2026-04-28 Rental Removed $1,100 GAMLS
• 2026-04-06 Relisted — GAMLS
• 2026-04-06 Price Changed $154,999 GAMLS
• 2026-03-31 Pending — GAMLS
• 2026-03-25 Listed for Rent $1,100 GAMLS
• 2026-03-13 Price Changed $159,999 GAMLS
• 2026-02-25 Price Changed $169,999 GAMLS
• 2026-02-02 Listed $179,999 GAMLS
• 2025-09-15 Listing Removed — FMLS
• 2025-08-31 Listing Removed — GAMLS
• 2025-08-04 Price Changed $144,999 FMLS
• 2025-08-04 Price Changed $144,999 GAMLS
• 2025-07-25 Price Changed $149,999 FMLS
• 2025-07-25 Price Changed $149,999 GAMLS
• 2025-05-27 Price Changed $159,999 FMLS
• 2025-05-27 Price Changed $159,999 GAMLS
• 2025-04-28 Price Changed $169,999 FMLS
• 2025-04-28 Price Changed $169,999 GAMLS
• 2025-04-17 Price Changed $179,999 FMLS
• 2025-04-17 Price Changed $179,999 GAMLS
• 2025-04-08 Listed $189,999 GAMLS
• 2025-04-08 Listed $189,999 FMLS
• 2024-08-16 Sold (Public Records) $75,000 Public Records
• 2024-07-22 Listing Removed — GAMLS
• 2024-07-18 Price Changed $85,000 MGMLS
• 2024-07-18 Price Changed $85,000 GAMLS
• 2024-07-07 Price Changed $90,000 MGMLS
• 2024-07-07 Relisted — GAMLS
• 2024-07-07 Price Changed $90,000 GAMLS
• 2024-07-01 Pending — GAMLS
• 2024-06-30 Listing Removed — GAMLS
• 2024-05-31 Listing Removed — GAMLS
• 2024-05-23 Relisted — GAMLS
• 2024-05-15 Pending — GAMLS
• 2024-05-15 Price Changed $95,000 MGMLS
• 2024-05-14 Price Changed $95,000 GAMLS
• 2024-04-30 Listing Removed — GAMLS
• 2024-04-28 Rental Removed $775 BUILDIUM
• 2024-04-22 Price Changed $105,000 GAMLS
• 2024-04-12 Price Changed $775 BUILDIUM
• 2024-04-03 Price Changed $119,000 GAMLS
• 2024-03-31 Listing Removed — GAMLS
• 2024-03-02 Price Changed $124,000 GAMLS
• 2024-03-01 Listed $134,000 GAMLS
• 2024-03-01 Listed $124,000 GAMLS
• 2024-03-01 Listed $105,000 GAMLS
• 2024-03-01 Listed $95,000 GAMLS
• 2024-03-01 Listed $95,000 GAMLS
• 2024-02-29 Listing Removed — GAMLS
• 2024-02-17 Price Changed $139,000 MGMLS
• 2024-02-14 Price Changed $139,000 GAMLS
• 2024-02-01 Listing Removed — GAMLS
• 2024-01-17 Listed $149,900 GAMLS
• 2024-01-15 Listed $149,900 GAMLS
• 2023-12-20 Listed for Rent $800 BUILDIUM
• 2023-04-07 Sold (Public Records) $75,000 Public Records
• 2023-04-07 Sold (Public Records) $60,700 Public Records
• 2014-02-13 Sold (Public Records) $50,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $2,616 · +104.3% YoY. Source: county tax records.