Data last updated: October 16, 2026 at 4:00 PM ESTProperty Description
From this record
- In-place DSCR 0.79x below 1.0 on default debt
- Owner-paid: water, trash
4 doors on the listing. Generic market notes are below the fold.
Unit Mix & Available Rent Roll
Breakdown based on data provided in the FMLS listing· HUD Small Area FMR (ZIP 31201, FY2027)shown for comparison
| Unit | Beds | Baths | Monthly Rent | HUD SAFMR | Elec | Gas | Water | Garb | Maint |
|---|---|---|---|---|---|---|---|---|---|
| Unit 1 | 1 | 1 | $675 | $1,170+$495 | N | N | Y | Y | N |
| Unit 2 | 3 | 2 | $1,150 | $1,570+$420 | N | N | Y | Y | N |
| Unit 3 | 1 | 1 | $850 | $1,170+$320 | N | N | Y | Y | N |
| Unit 4 | 1 | 1 | $825 | $1,170+$345 | N | N | Y | Y | N |
| Total | 4 units | $3,500 | Y = owner-paid · — = unknown | ||||||
* Rent roll information is taken from the available FMLS listing data. Many multifamily listings do not include complete or verified tenant financials. Always verify actual rents, leases, and operating expenses during due diligence. HUD Small Area Fair Market Rents (ZIP-level payment standards) are published by the U.S. Department of Housing and Urban Development and are shown for comparison only.
Investment Calculator
Starts from list price and unit count. Pre-filled from From Rent Roll.. Override any value.
Repairs, pest, landscaping, cleaning, admin. Water and trash are separate lines. Electric/gas off when tenant-paid.
Conventional = fully amortizing. Commercial = shorter call + balloon. Seller finance = below-market note. Cash = no loan.
Enter rents or MLS GI to see cap, CoC, and DSCR. Expenses below are a cost stack, not a loss.
Jeff’s Investment Take
Working thesis
In-place DSCR 0.79x does not cover default debt — the listing only screens if the price or the rent moves.
Ask is 48% above recent Bibb County close $/door. +45.1% Voucher Spread™ is the listed path to thicken NOI — only if those rents are collectible on this building.
- Modeled debt service exceeds NOI at 0.79x. That is the binding constraint, not the badge.
- In-place rents sit under ZIP SAFMR. Closing that gap (~$18,960/yr GPI) is what would change the DSCR and the gross.
- Published cap 4.8% sits at or under county sold NOI cap 6.0%.
- In-place DSCR 0.79x below 1.0 on default debt
- Owner-paid: water, trash
Strong Voucher Spread™ of +45.1% — in-place rents sit below the HUD Small Area FMR benchmark for this ZIP. If every unit reached current HUD Small Area FMR, modeled gross income rises by roughly $18,960 per year. This is a listing-level signal, not a metro average. Confirm with comps and the actual rent roll.
Thin sample for this geography. Treat medians as orientation only — verify with current rent roll and comps.
Price that clears 1.25× DSCR
Modeled basis so in-place NOI covers debt at 1.25× on default conventional terms. Not a bid. If you want to offer — including below this number or below list — start here. Jeff will request the rent roll and T-12 before anyone writes a number.
- Solve: max purchase price where modeled NOI ÷ annual debt service = 1.25×.
- Debt assumed at 25% down / 7% / 30-yr · conventional. Vacancy 5.0%, management 10% of EGI, modeled opex (tax record + insurance / R&M allowances + owner water + trash).
- List is $399,000. The 1.25× basis sits below ask, so financing at list is tight unless rents or expenses move.
Change GPI, expenses, or terms in the Investment Calculator to re-solve. Always confirm with the rent roll and T-12 before writing an offer.
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Important Investment Information
Median estimated cap, cash-on-cash, and DSCR require MLS gross income or NOI, a dated broker package, a listing building total, or a unit rent roll covering at least 80% of doors. Thin records stay Incomplete — those yields are not printed in the hero or on cards. The calculator is a labeled scenario, not in-place income.
When a line is missing we use disclosed defaults only inside the calculator: vacancy floor of max(5%, 100 − present occupancy in remarks); management 8% of EGI at 8+ units otherwise 10%; insurance $800 per door; R&M $800 per door. Utility allowances turn on only if the who-pays grid or remarks say owner-paid (water $900–1,800 per door until a T-12). A single who-pays row does not set the building. We do not use an all-in “other” of $1,100 per door, and we do not average one sample rent across the building.
Rent coverage 100% — yields published from unit rents
Some figures shown on this page are estimated because complete data was not provided in the listing. Estimated values are clearly marked.
Any estimated or modeled figures represent the independent analysis of Jeff Crowe / Century 21 The Avenues and are not supplied by FMLS or the listing broker.
This website and its content are for informational and educational purposes only. Nothing on this site constitutes financial, investment, tax, or real estate advice. All information is deemed reliable but not guaranteed. You should always conduct your own thorough due diligence, verify all data independently, review the physical condition of the property, and consult with your own qualified attorney, accountant, and investment advisor before making any purchase decision.