618 Westview Dr · Fort Valley, GA 31030

$299,000

5 bd · 3.0 ba · 3,118 sqft · SingleFamily public records · 36 Days on market

Built 1973 0.54 ac lot $96/sqft · 20% above area Est $250k · 20% over

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated and move-in ready, this spacious home offers 5 bedrooms and 3 full baths. Updates include new plumbing, electrical, water heater, flooring, doors, and fresh paint throughout. The open layout features a formal dining room, large family room, and modern LED lighting. The kitchen shines with quartz countertops, white shaker cabinets, tile backsplash, and stainless steel appliances. Bathrooms are updated with ceramic tile and quartz, including a double vanity. Situated on a half-acre lo. Don't miss this one!

Key facts

• Updated electrical
• New plumbing
• Fresh paint

Tags

• NEW PLUMBING
• UPDATED ELECTRICAL
• NEW WATER HEATER
• NEW FLOORING
• NEW INTERIOR DOORS
• FRESH PAINT

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence (house); Two-story; Resale property
• Construction: Built in 1973; Aluminum siding and stucco exterior; Composition roof; No basement
• Exterior features: Corner lot

Interior

• Kitchen: Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 5 bedrooms total, 3 located on the main level
• Flooring: Vinyl flooring
• Bathrooms: 3 full bathrooms (2 on the main level)
• Heating & cooling: Natural gas heating; Electric and gas cooling (has cooling)
• Interior features: Bookcases; Walk-in closets; Two levels; Den and family room
• Laundry & utility: Laundry area (other/unspecified)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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+, amenities F, commute 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.
• Zoned schools: Hunt Elementary School (math 11% / reading 11%, grade F, #1,071 of 1,228 statewide, top 88%, 640 students, 82% FRL); Fort Valley Middle School (math 11% / reading 19%, grade F, #397 of 470 statewide, top 85%, 481 students, 82% FRL) — zoned schools average 82% FRL vs 65% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 116 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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 $84k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.
• Current owner paid $118k; list at $299k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.20% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.03%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

• ARV (median comp): $250,010
• List price: $299,000
• Delta: 19.60%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 Leighton Ave	0.26mi	5/3.0	3,272 (+5%)	10mo	$258,000	$79	72
203 Farrell Way	0.42mi	5/3.0	3,404 (+9%)	2mo	$656,412	$193	64
202 Farrell Way	0.44mi	5/4.0	2,864 (-8%)	1mo	$545,696	$191	61
411 Westview Dr	0.49mi	4/3.0 (-1)	2,886 (-7%)	19mo	$249,000	$86	44
305 Magnolia St	0.51mi	4/4.0 (-1)	3,012 (-3%)	23mo	$279,000	$93	42

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $9,402
• Equity at exit: $44,582

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $82,603
• Equity at exit: $25,852

Cash invested: $83,720 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,595 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$239 /mo · $2,864/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $909

Break-even live

Break-even rent $2,445

Max offer price $299,000

Occupancy floor 70%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 Forrest Dr Fort Valley, GA	4.0	3.5	4128	$3,595	$0.87	13d	1	0.45mi
422 Forrest Dr Fort Valley, GA	4.0	3.5	4128	$3,595	$0.87	43d	1	0.45mi

Listing history 33 events

1. 2026-06-19
   days on market $299,000 Active 36 DOM
2. 2026-06-18
   days on market $299,000 Active 35 DOM
3. 2026-06-17
   days on market $299,000 Active 34 DOM
4. 2026-06-16
   days on market $299,000 Active 33 DOM
5. 2026-06-15
   days on market $299,000 Active 32 DOM
6. 2026-06-14
   days on market $299,000 Active 30 DOM
7. 2026-06-13
   days on market $299,000 Active 29 DOM
8. 2026-06-10
   days on market $299,000 Active 27 DOM
9. 2026-06-09
   days on market $299,000 Active 26 DOM
10. 2026-06-08
    days on market $299,000 Active 25 DOM
11. 2026-06-07
    days on market $299,000 Active 24 DOM
12. 2026-06-05
    days on market $299,000 Active 21 DOM
13. 2026-06-03
    days on market $299,000 Active 20 DOM
14. 2026-06-02
    days on market $299,000 Active 19 DOM
15. 2026-06-01
    days on market $299,000 Active 18 DOM
16. 2026-05-31
    days on market $299,000 Active 17 DOM
17. 2026-05-30
    days on market $299,000 Active 16 DOM
18. 2026-05-14
    price $299,000

    Show marketing remark (531 chars)

    Beautifully renovated and move-in ready, this spacious home offers 5 bedrooms and 3 full baths. Updates include new plumbing, electrical, water heater, flooring, doors, and fresh paint throughout. The open layout features a formal dining room, large family room, and modern LED lighting. The kitchen shines with quartz countertops, white shaker cabinets, tile backsplash, and stainless steel appliances. Bathrooms are updated with ceramic tile and quartz, including a double vanity. Situated on a half-acre lo. Don't miss this one!

19. 2026-05-14
    listed $299,000 Active 531-char remark

    Show marketing remark (531 chars)

    Beautifully renovated and move-in ready, this spacious home offers 5 bedrooms and 3 full baths. Updates include new plumbing, electrical, water heater, flooring, doors, and fresh paint throughout. The open layout features a formal dining room, large family room, and modern LED lighting. The kitchen shines with quartz countertops, white shaker cabinets, tile backsplash, and stainless steel appliances. Bathrooms are updated with ceramic tile and quartz, including a double vanity. Situated on a half-acre lo. Don't miss this one!

20. 2026-05-14
    listed $299,000 Active

    Show marketing remark (531 chars)

    Beautifully renovated and move-in ready, this spacious home offers 5 bedrooms and 3 full baths. Updates include new plumbing, electrical, water heater, flooring, doors, and fresh paint throughout. The open layout features a formal dining room, large family room, and modern LED lighting. The kitchen shines with quartz countertops, white shaker cabinets, tile backsplash, and stainless steel appliances. Bathrooms are updated with ceramic tile and quartz, including a double vanity. Situated on a half-acre lo. Don't miss this one!

21. 2026-05-09
    historical
22. 2026-04-02
    price $310,000
23. 2026-04-02
    price $310,000
24. 2026-04-02
    price $310,000
25. 2026-02-14
    listed $320,000 New
26. 2026-02-14
    listed $299,000 New
27. 2025-09-30
    soldstatus $117,500 Sold
28. 2025-09-04
    status Under Contract
29. 2025-08-19
    price $134,950
30. 2025-07-18
    listed $139,950 New
31. 2024-06-17
    status Under Contract
32. 2024-06-13
    historical
33. 2024-05-27
    listed $120,000 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: $2,864 · $239/mo
• Projected year-2 tax: $2,864 · $239/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 2/10 Low
• 🌡 Heat 7/10 Severe 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: $43,140
• − Mortgage interest: −$16,749
• − Property taxes: −$2,864
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,451
• − Management: −$3,451
• − Depreciation: −$8,698
• Taxable income: $6,432
• Est. tax owed @ 24.0%: −$1,544
• After-tax cash flow: $9,362/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

+149.2% since first listed

16 events — show timeline

• 2026-05-14 Price Changed $299,000 CGMLS
• 2026-05-14 Listed $299,000 MGMLS
• 2026-05-14 Listed $299,000 CGMLS
• 2026-05-09 Listing Removed — GAMLS
• 2026-04-02 Price Changed $310,000 CGMLS
• 2026-04-02 Price Changed $310,000 GAMLS
• 2026-04-02 Price Changed $310,000 MGMLS
• 2026-02-14 Listed $320,000 GAMLS
• 2026-02-14 Listed $299,000 GAMLS
• 2025-09-30 Sold (MLS) $117,500 GAMLS
• 2025-09-04 Pending — GAMLS
• 2025-08-19 Price Changed $134,950 GAMLS
• 2025-07-18 Listed $139,950 GAMLS
• 2024-06-17 Pending — GAMLS
• 2024-06-13 Listing Removed — GAMLS
• 2024-05-27 Listed $120,000 GAMLS

Property tax history

+1.1%/yr

Latest (2025): $2,864 · -2.3% YoY. Source: county tax records.