101 King St · Fort Valley, GA 31030

$280,000

6 bd · 3.0 ba · 2,490 sqft · MultiFamily public records · 64 Days on market

Built 1960 0.31 ac lot Est $188k · 49% 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 +20.4/30.0
• DSCR +6.5/10.0
• 1% rule +4.8/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

***CALLING ALL INVESTORS & HOUSE-HACKERS*** Renovated Income Producing Triplex Near FVSU w/equity - Excellent opportunity to own a multi-unit triplex just 0.6 miles from Fort Valley State University (FVSU). Each unit features 2 bedrooms and 1 full bath (total 6 bedrooms, 3 full baths), offering a tenant-friendly layout that supports consistent rental demand. Recent capital improvements include a brand-new roof and two new A/C units, helping reduce future maintenance and improve operating efficiency. One unit is currently rented at $1,000/month (market rent is $1100) this investment provides immediate income with additional upside in the remaining units. Whether you're seeking steady cash flow or a live-in investment, this triplex delivers location, updates, and income potential in one package. If you have been looking for a multi-family unit located in Middle Georgia, with immediate EQUITY!!!! Look no further!! This is the ONE! Live in one unit and rent out the other units by the bedroom, to FVSU students or each unit to an individual(s). The possibilities are there to turn this into a income stream. The exterior presents a clean, single-story footprint with multiple entry points, ideal for privacy and easy access. The property offers parking in front plus additional side parking, a valuable amenity for multi-tenant housing.

Key facts

• Renovated triplex
• Brand new roof
• Two new a c units

Tags

• INCOME PRODUCING TRIPLEX
• RENOVATED TRIPLEX
• TENANT FRIENDLY LAYOUT
• RECENT CAPITAL IMPROVEMENTS
• BRAND NEW ROOF
• TWO NEW A C UNITS

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1-bath units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive. Per door: $122/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (2.2% below list).
• Recommended offer: $263k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.6% 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); Peach County High School (math 3% / reading 22%, grade F, #334 of 424 statewide, top 79%, 1,107 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: 121 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $263,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.98% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (median comp): $188,190
• List price: $280,000
• Delta: 48.79%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-22,143
• Equity at exit: $41,749

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $10,510
• Equity at exit: $24,209

Cash invested: $78,400 (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 31030

• Home prices YoY: -14.7%
• Active inventory: 121
• Price-to-rent: 25.6×

Monthly cashflow live

• Estimated rent: $2,738 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$213 /mo · $2,551/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $365

Break-even live

Break-even rent $2,275

Max offer price $280,000

Occupancy floor 82%

Sensitivity live

Price	-10% $524	-5% $445	+0% $365	+5% $286	+10% $207
Rent	-10% $149	-5% $257	+0% $365	+5% $474	+10% $582
Rate	-1.0pp $506	-0.5pp $437	base $365	+0.5pp $293	+1.0pp $219

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,739
Total (3 units)			$2,738

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $280,000 Active 64 DOM
2. 2026-06-19
   days on market $280,000 Active 62 DOM
3. 2026-06-18
   days on market $280,000 Active 61 DOM
4. 2026-06-17
   days on market $280,000 Active 60 DOM
5. 2026-06-16
   days on market $280,000 Active 59 DOM
6. 2026-06-15
   days on market $280,000 Active 58 DOM
7. 2026-06-14
   days on market $280,000 Active 56 DOM
8. 2026-06-13
   days on market $280,000 Active 55 DOM
9. 2026-06-10
   days on market $280,000 Active 53 DOM
10. 2026-06-09
    days on market $280,000 Active 52 DOM
11. 2026-06-08
    days on market $280,000 Active 51 DOM
12. 2026-06-07
    days on market $280,000 Active 50 DOM
13. 2026-06-05
    days on market $280,000 Active 47 DOM
14. 2026-06-03
    days on market $280,000 Active 46 DOM
15. 2026-06-02
    days on market $280,000 Active 45 DOM
16. 2026-06-01
    days on market $280,000 Active 44 DOM
17. 2026-05-31
    days on market $280,000 Active 43 DOM
18. 2026-05-30
    days on market $280,000 Active 42 DOM
19. 2026-05-07
    price $280,000 1350-char remark

    Show marketing remark (1350 chars)

    ***CALLING ALL INVESTORS & HOUSE-HACKERS*** Renovated Income Producing Triplex Near FVSU w/equity - Excellent opportunity to own a multi-unit triplex just 0.6 miles from Fort Valley State University (FVSU). Each unit features 2 bedrooms and 1 full bath (total 6 bedrooms, 3 full baths), offering a tenant-friendly layout that supports consistent rental demand. Recent capital improvements include a brand-new roof and two new A/C units, helping reduce future maintenance and improve operating efficiency. One unit is currently rented at $1,000/month (market rent is $1100) this investment provides immediate income with additional upside in the remaining units. Whether you're seeking steady cash flow or a live-in investment, this triplex delivers location, updates, and income potential in one package. If you have been looking for a multi-family unit located in Middle Georgia, with immediate EQUITY!!!! Look no further!! This is the ONE! Live in one unit and rent out the other units by the bedroom, to FVSU students or each unit to an individual(s). The possibilities are there to turn this into a income stream. The exterior presents a clean, single-story footprint with multiple entry points, ideal for privacy and easy access. The property offers parking in front plus additional side parking, a valuable amenity for multi-tenant housing.

20. 2026-04-16
    listed $295,000 New 1350-char remark

    Show marketing remark (1350 chars)

    ***CALLING ALL INVESTORS & HOUSE-HACKERS*** Renovated Income Producing Triplex Near FVSU w/equity - Excellent opportunity to own a multi-unit triplex just 0.6 miles from Fort Valley State University (FVSU). Each unit features 2 bedrooms and 1 full bath (total 6 bedrooms, 3 full baths), offering a tenant-friendly layout that supports consistent rental demand. Recent capital improvements include a brand-new roof and two new A/C units, helping reduce future maintenance and improve operating efficiency. One unit is currently rented at $1,000/month (market rent is $1100) this investment provides immediate income with additional upside in the remaining units. Whether you're seeking steady cash flow or a live-in investment, this triplex delivers location, updates, and income potential in one package. If you have been looking for a multi-family unit located in Middle Georgia, with immediate EQUITY!!!! Look no further!! This is the ONE! Live in one unit and rent out the other units by the bedroom, to FVSU students or each unit to an individual(s). The possibilities are there to turn this into a income stream. The exterior presents a clean, single-story footprint with multiple entry points, ideal for privacy and easy access. The property offers parking in front plus additional side parking, a valuable amenity for multi-tenant housing.

21. 2026-03-12
    historical
22. 2026-02-19
    listed $330,000 New
23. 2026-02-19
    historical
24. 2024-02-27
    soldstatus $245,000
25. 2024-02-09
    soldstatus $245,000 Closed
26. 2024-02-09
    soldstatus $245,000 Sold
27. 2024-01-22
    status Pending
28. 2024-01-22
    status Under Contract
29. 2023-12-18
    price $275,000
30. 2023-12-18
    price $275,000
31. 2023-11-09
    listed $300,000 Active
32. 2023-10-13
    listed $300,000 New
33. 2017-08-21
    soldstatus $25,000
34. 2017-08-17
    soldstatus $25,000
35. 2017-07-27
    listed $49,000

ⓘ 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: $2,551 · $213/mo
• Projected year-2 tax: $2,576 · $215/mo
• Expected delta: +$25/yr (+$2/mo · 1.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,856
• − Mortgage interest: −$15,684
• − Property taxes: −$2,551
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,628
• − Management: −$2,628
• − Depreciation: −$8,145
• Taxable loss: −$182
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $4,428/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

• 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

+471.4% since first listed

17 events — show timeline

• 2026-05-07 Price Changed $280,000 GAMLS
• 2026-04-16 Listed $295,000 GAMLS
• 2026-03-12 Listing Removed — GAMLS
• 2026-02-19 Listed $330,000 GAMLS
• 2026-02-19 Coming Soon — GAMLS
• 2024-02-27 Sold (Public Records) $245,000 Public Records
• 2024-02-09 Sold (MLS) $245,000 GAMLS
• 2024-02-09 Sold (MLS) $245,000 CGMLS
• 2024-01-22 Pending — CGMLS
• 2024-01-22 Pending — GAMLS
• 2023-12-18 Price Changed $275,000 GAMLS
• 2023-12-18 Price Changed $275,000 CGMLS
• 2023-11-09 Listed $300,000 CGMLS
• 2023-10-13 Listed $300,000 GAMLS
• 2017-08-21 Sold (Public Records) $25,000 Public Records
• 2017-08-17 Sold (MLS) $25,000 CGMLS
• 2017-07-27 Listed $49,000 CGMLS

Property tax history

+5.4%/yr

Latest (2025): $2,551 · +69.1% YoY. Source: county tax records.