324 3rd Ave Ave NW · Moultrie, GA 31768

$39,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 21 Days on market

Built 1970 7,405 sqft lot Est $48k · 18% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This 3-bedroom, 1-bath home offers approximately 1,224 square feet of living space and is situated on a corner lot. The property features a chain link fenced yard, along with a large front porch and spacious side porch perfect for relaxing. Conveniently located with plenty of outdoor space, this home offers great potential for homeowners or investors alike.

Key facts

• Large front porch
• Spacious side porch
• Outdoor space

Tags

• CHAIN LINK FENCED YARD
• LARGE FRONT PORCH
• SPACIOUS SIDE PORCH
• CORNER LOT
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public water; Sewer connected; Water connected
• Home design: Single-family residence; One level; Fixer condition
• Construction: Metal roof; Other construction materials; Built recently (year not specified)
• Exterior features: Corner lot; Chain link fencing

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (1.5% below list) — sets the bar for market timing.
• Cap rate 32.3% 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: schools F, crime F, commute 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.
• Market conditions: 138 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $270 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $38,415 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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: 3.50% ✓
• Cap rate: 32.33%
• Cash-on-cash: 92.99%
• DSCR: 5.14
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $47,736
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 5th Ave Ave NW	0.13mi	3/1.0	1,304 (+6%)	16mo	$51,500	$39	69
601 4th Ave Ave SW	0.53mi	3/1.0	1,260 (+3%)	7mo	$119,000	$94	65
517 7th Ave Ave NW	0.27mi	3/1.0	1,055 (-14%)	5mo	$37,500	$36	60
1109 Martin Luther King Jr. Dr	0.74mi	3/1.0	1,095 (-10%)	11mo	$28,500	$26	39
621 Oak Cir	0.70mi	3/1.0	1,075 (-12%)	20mo	$137,000	$127	30
606 6th St St SW	0.67mi	3/2.0	1,402 (+14%)	14mo	$55,000	$39	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: 93.8%
• Equity multiple: 5.36×
• Total profit: $47,575
• Equity at exit: $5,815

10-year hold

• IRR: 96.6%
• Equity multiple: 11.15×
• Total profit: $110,821
• Equity at exit: $3,372

Cash invested: $10,920 (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: 138
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$12 /mo · $148/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $846

Break-even live

Break-even rent $295

Max offer price $39,000

Occupancy floor 33%

Sensitivity live

Price	-10% $868	-5% $857	+0% $846	+5% $835	+10% $824
Rent	-10% $738	-5% $792	+0% $846	+5% $900	+10% $954
Rate	-1.0pp $866	-0.5pp $856	base $846	+0.5pp $836	+1.0pp $826

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 7th St NE Moultrie, GA	2.0	1.0	854	$1,350	$1.58	44d	1	0.80mi
1001 1st St SE Unit A-L Moultrie, GA	2.0	1.0	1000	$1,400	$1.40	44d	1	1.01mi
1001 1st St SE Unit A-L Moultrie, GA	2.0	1.0	1000	$1,350	$1.35	21d	1	1.01mi

Listing history 17 events

1. 2026-06-18
   days on market $39,000 Active 21 DOM
2. 2026-06-17
   days on market $39,000 Active 20 DOM
3. 2026-06-16
   days on market $39,000 Active 19 DOM
4. 2026-06-15
   days on market $39,000 Active 18 DOM
5. 2026-06-13
   days on market $39,000 Active 16 DOM
6. 2026-06-12
   days on market $39,000 Active 15 DOM
7. 2026-06-09
   days on market $39,000 Active 12 DOM
8. 2026-06-09
   price $39,000 Active 11 DOM
9. 2026-06-08
   days on market $59,000 Active 11 DOM
10. 2026-06-07
    days on market $59,000 Active 10 DOM
11. 2026-06-07
    days on market $59,000 Active 9 DOM
12. 2026-06-04
    days on market $59,000 Active 6 DOM
13. 2026-06-02
    days on market $59,000 Active 5 DOM
14. 2026-06-01
    days on market $59,000 Active 4 DOM
15. 2026-05-31
    days on market $59,000 Active 3 DOM
16. 2026-05-31
    days on market $59,000 Active 2 DOM
17. 2026-05-28
    listed $59,000 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: $148 · $12/mo
• Projected year-2 tax: $359 · $30/mo
• Expected delta: +$211/yr (+$18/mo · 142.4%)

ⓘ 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 4/10 Moderate
• 🌡 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 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,395
• − Mortgage interest: −$2,185
• − Property taxes: −$148
• − Insurance: −$195
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$1,135
• Taxable income: $10,110
• Est. tax owed @ 24.0%: −$2,426
• After-tax cash flow: $7,728/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

1 event — show timeline

• 2026-05-28 Listed $59,000 MBOR

Property tax history

-5.3%/yr

Latest (2025): $148 · -31.4% YoY. Source: county tax records.