2304 Cummings Rd · Fort Valley, GA 31030

$154,500

3 bd · 1.5 ba · 1,064 sqft · SingleFamily public records · 60 Days on market

Built 1991 1.33 ac lot $145/sqft · 5% above area Est $147k · 5% 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 +16.3/30.0
• ARV discount +5.2/15.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect as a starter home or investment property. Ideal for both new homeowners and investors, this property offers flexibility to buy now, benefit now, and decide later how you want to use the home. Sitting on 1.33 acres, it provides the privacy you've been looking for. Enjoy peaceful outdoor living with plenty of space to relax, entertain, or simply take in the natural surroundings.

Key facts

• 1.33 acre lot
• Built 1991
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $84 ($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 $136k (12.3% below list).
• Recommended offer: $136k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.7% in Fort Valley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Crawford County (rural): math 20% / reading 29% proficiency, ranked #127 of 174 in GA (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 116 active listings in the ZIP; 43 units permitted in Crawford 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 $5k of value loss. Plan a longer hold.
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 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 $80k; list at $154k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $135,518 (12.3% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.88% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (median comp): $146,973
• List price: $154,500
• Delta: 5.12%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2304 Cummings Rd	0.00mi	3/2.0	1,064 (0%)	17mo	$80,000	$75	84

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-19,739
• Equity at exit: $23,036

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-10,450
• Equity at exit: $13,358

Cash invested: $43,260 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$810
• Tax from tax record: −$112 /mo · $1,349/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $84

Break-even live

Break-even rent $1,249

Max offer price $154,500

Occupancy floor 89%

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: $38,625
• Closing costs: $4,635
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-07
   days on market $154,500 Active 60 DOM
2. 2026-06-05
   days on market $154,500 Active 57 DOM
3. 2026-06-03
   days on market $154,500 Active 56 DOM
4. 2026-06-02
   days on market $154,500 Active 55 DOM
5. 2026-06-01
   days on market $154,500 Active 54 DOM
6. 2026-05-31
   days on market $154,500 Active 53 DOM
7. 2026-05-30
   days on market $154,500 Active 52 DOM
8. 2026-04-07
   listed $154,500 New 391-char remark

   Show marketing remark (391 chars)

   Perfect as a starter home or investment property. Ideal for both new homeowners and investors, this property offers flexibility to buy now, benefit now, and decide later how you want to use the home. Sitting on 1.33 acres, it provides the privacy you've been looking for. Enjoy peaceful outdoor living with plenty of space to relax, entertain, or simply take in the natural surroundings.

9. 2025-01-17
   soldstatus $80,000 Closed 59-char remark

   Show marketing remark (59 chars)

   Nice 1.33 acre with shade trees. Call BOE for school zones.

10. 2024-10-30
    status Pending 59-char remark

    Show marketing remark (59 chars)

    Nice 1.33 acre with shade trees. Call BOE for school zones.

11. 2024-10-13
    price $110,000 59-char remark

    Show marketing remark (59 chars)

    Nice 1.33 acre with shade trees. Call BOE for school zones.

12. 2024-09-24
    status Active 59-char remark

    Show marketing remark (59 chars)

    Nice 1.33 acre with shade trees. Call BOE for school zones.

13. 2024-09-24
    price $119,000 59-char remark

    Show marketing remark (59 chars)

    Nice 1.33 acre with shade trees. Call BOE for school zones.

14. 2024-09-19
    status Pending 59-char remark

    Show marketing remark (59 chars)

    Nice 1.33 acre with shade trees. Call BOE for school zones.

15. 2024-09-05
    listed $127,000 Active 59-char remark

    Show marketing remark (59 chars)

    Nice 1.33 acre with shade trees. Call BOE for school zones.

16. 2024-07-31
    status Pending
17. 2024-06-06
    status Active
18. 2024-05-23
    status Pending
19. 2024-05-06
    listed $127,000 Active
20. 1992-02-19
    soldstatus $6,550

ⓘ 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: $1,349 · $112/mo
• Projected year-2 tax: $1,421 · $118/mo
• Expected delta: +$73/yr (+$6/mo · 5.4%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $16,262
• − Mortgage interest: −$8,654
• − Property taxes: −$1,349
• − Insurance: −$772
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$4,495
• Taxable loss: −$1,610
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $1,390/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: Crawford County
• NCES district ID: 1301530
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $39,974
• Composite: 20.65/100
• National rank: #8539
• State rank: #127 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

• City population: 17,987
• Population (ZIP): 17,987

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 11,794 people
• By 2030: 11,347 · -3.8%
• By 2040: 10,328 · -12.4%
• By 2050: 9,256 · -21.5%
• By 2075: 7,817 · -33.7%
• By 2100: 7,039 · -40.3%

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 · Crawford

• 2024 margin: Solid R (+49.8) · D 24.9% · R 74.8%
• 2008→2024 swing: -20.7pp toward R · 2008: -29.1pp · 2024: -49.8pp
• All cycles: 2024: R+49.8 2020: R+46.1 2016: R+42.9 2012: R+32.5 2008: R+29.1

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

+2258.8% since first listed

13 events — show timeline

• 2026-04-07 Listed $154,500 GAMLS
• 2025-01-17 Sold (MLS) $80,000 CGMLS
• 2024-10-30 Pending — CGMLS
• 2024-10-13 Price Changed $110,000 CGMLS
• 2024-09-24 Relisted — CGMLS
• 2024-09-24 Price Changed $119,000 CGMLS
• 2024-09-19 Pending — CGMLS
• 2024-09-05 Listed $127,000 CGMLS
• 2024-07-31 Pending — CGMLS
• 2024-06-06 Relisted — CGMLS
• 2024-05-23 Pending — CGMLS
• 2024-05-06 Listed $127,000 CGMLS
• 1992-02-19 Sold (Public Records) $6,550 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,349 · +2.9% YoY. Source: county tax records.