614 3rd Ave Southwest Ave · Moultrie, GA 31768

$65,000

2 bd · 1.0 ba · 928 sqft · SingleFamily public records · 84 Days on market

Built 1970 9,147 sqft lot $70/sqft · 35% above area Est $48k · 35% over

---

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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity! This 2-bedroom, 1-bath home offering approximately 928 square feet is currently tenant-occupied and provides immediate rental income with an established occupant already in place. This property is ideal for investors looking to expand their portfolio with a steady income-producing asset. The home features a functional layout with comfortable living space and practical design, making it appealing for long-term tenancy. Conveniently located in Moultrie, the property offers easy access to local amenities, shopping, dining, and schools. Whether you're a seasoned investor or just getting started, this property presents a great opportunity with potential for continued cash flow and future appreciation. Property is currently leased; please do not disturb tenant. Showing Instructions: Minimum 24-hour notice required. Showings by appointment only. Contact listing agent for details and additional information.

Key facts

• Easy access
• Tenant occupied
• Practical design

Tags

• TENANT OCCUPIED
• IMMEDIATE RENTAL INCOME
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACE
• PRACTICAL DESIGN
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.8% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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?
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 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: 2.10% ✓
• Cap rate: 18.81%
• Cash-on-cash: 44.71%
• DSCR: 2.99
• GRM: 4.0

CMA / ARV

• ARV (median comp): $48,266
• List price: $65,000
• Delta: 34.67%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 2nd Avenue Ave NW	0.32mi	2/1.0	936 (+1%)	6mo	$8,500	$9	78
417 9th Street St NW	0.50mi	2/1.0	871 (-6%)	11mo	$27,500	$32	57
415 9th Street St NW	0.49mi	3/1.0 (+1)	823 (-11%)	11mo	$14,000	$17	44
720 13th St St SW	0.55mi	3/1.0 (+1)	978 (+5%)	21mo	$75,000	$77	43
517 7th Ave Ave NW	0.64mi	3/1.0 (+1)	1,055 (+14%)	5mo	$37,500	$36	38

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: 41.7%
• Equity multiple: 2.79×
• Total profit: $32,652
• Equity at exit: $9,692

10-year hold

• IRR: 47.9%
• Equity multiple: 5.62×
• Total profit: $84,018
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $678

Break-even live

Break-even rent $510

Max offer price $65,000

Occupancy floor 45%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 1st St SE Unit A-L Moultrie, GA	2.0	1.0	1000	$1,400	$1.40	44d	1	0.74mi
1001 1st St SE Unit A-L Moultrie, GA	2.0	1.0	1000	$1,350	$1.35	21d	1	0.74mi
20 7th St NE Moultrie, GA	2.0	1.0	854	$1,350	$1.58	44d	1	0.99mi

Listing history 17 events

1. 2026-06-18
   days on market $65,000 Active 84 DOM
2. 2026-06-17
   days on market $65,000 Active 83 DOM
3. 2026-06-16
   days on market $65,000 Active 82 DOM
4. 2026-06-15
   days on market $65,000 Active 81 DOM
5. 2026-06-13
   days on market $65,000 Active 79 DOM
6. 2026-06-12
   days on market $65,000 Active 78 DOM
7. 2026-06-09
   days on market $65,000 Active 75 DOM
8. 2026-06-08
   days on market $65,000 Active 74 DOM
9. 2026-06-07
   days on market $65,000 Active 73 DOM
10. 2026-06-07
    days on market $65,000 Active 72 DOM
11. 2026-06-04
    days on market $65,000 Active 69 DOM
12. 2026-06-02
    days on market $65,000 Active 68 DOM
13. 2026-06-01
    days on market $65,000 Active 67 DOM
14. 2026-05-31
    days on market $65,000 Active 66 DOM
15. 2026-05-31
    days on market $65,000 Active 65 DOM
16. 2026-03-26
    listed $75,000 Active 934-char remark

    Show marketing remark (934 chars)

    Investor opportunity! This 2-bedroom, 1-bath home offering approximately 928 square feet is currently tenant-occupied and provides immediate rental income with an established occupant already in place. This property is ideal for investors looking to expand their portfolio with a steady income-producing asset. The home features a functional layout with comfortable living space and practical design, making it appealing for long-term tenancy. Conveniently located in Moultrie, the property offers easy access to local amenities, shopping, dining, and schools. Whether you're a seasoned investor or just getting started, this property presents a great opportunity with potential for continued cash flow and future appreciation. Property is currently leased; please do not disturb tenant. Showing Instructions: Minimum 24-hour notice required. Showings by appointment only. Contact listing agent for details and additional information.

17. 2026-03-12
    listed $67,000 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: $417 · $35/mo
• Projected year-2 tax: $598 · $50/mo
• Expected delta: +$181/yr (+$15/mo · 43.3%)

ⓘ 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 5/10 Major
• 🌡 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: $16,419
• − Mortgage interest: −$3,641
• − Property taxes: −$417
• − Insurance: −$325
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$1,891
• Taxable income: $7,517
• Est. tax owed @ 24.0%: −$1,804
• After-tax cash flow: $6,334/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

+11.9% since first listed

2 events — show timeline

• 2026-03-26 Listed $75,000 MBOR
• 2026-03-12 Listed $67,000 MBOR

Property tax history

+6.0%/yr

Latest (2024): $417 · +29.6% YoY. Source: county tax records.