Data last updated: October 5, 2026 at 4:01 PM ESTProperty Description
From this record
- Occupancy: 100% present.
4 doors on the listing. Generic market notes are below the fold.
Opportunity Zone Property
This property is located inside a federally designated Qualified Opportunity Zone. Long-term investors may still access meaningful capital-gains benefits — primarily the potential exclusion of post-investment appreciation after a 10-year hold — when structured through a Qualified Opportunity Fund.
- ExcludePotential permanent exclusion of post-investment appreciation if held 10+ years through a Qualified Opportunity Fund
- TransitionCurrent zone designations remain in effect through 2028; new permanent OZ 2.0 rules begin January 2027
- StructureBenefits require investment via a Qualified Opportunity Fund and satisfaction of holding-period and improvement tests
Opportunity Zone benefits depend on timing, fund structure, holding period, and substantial-improvement tests. The original deferral of pre-investment gains ends December 31, 2026. New rules (OZ 2.0) begin January 1, 2027. This is educational only — not tax, legal, or investment advice. Confirm current eligibility and structure with your CPA and counsel before acting.
Unit Mix & Available Rent Roll
Breakdown based on data provided in the FMLS listing· HUD Small Area FMR (ZIP 31204, FY2027)shown for comparison
| Unit | Beds | Baths | Monthly Rent | HUD SAFMR | Elec | Gas | Water | Garb | Maint |
|---|---|---|---|---|---|---|---|---|---|
| Unit 1 | 3 | 1 | $950 | $1,440+$490 | N | N | N | N | N |
| Unit 2 | 2 | 1 | $950 | $1,210+$260 | N | N | N | N | N |
| Unit 3 | 2 | 1 | $950 | $1,210+$260 | N | N | N | N | N |
| Unit 4 | 4 | 2 | $1,450 | $1,590+$140 | N | N | N | N | N |
| Unit 5 | 4 | 2 | $1,401 | $1,590+$189 | N | N | N | N | N |
| Total | 5 units | $5,701 | 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 / MLS numbers screen: DSCR 1.69x clears typical lender floors.
Ask is 88% above recent Bibb County close $/door. +23.5% Voucher Spread™ vs SAFMR is a listing-level lever, not a metro average.
- OZ is a tax overlay. Underwrite the building first; the 10-year exclusion does not fix thin DSCR or a rich ask.
- Published cap 10.1% sits above county sold NOI cap 6.0%.
Strong Voucher Spread™ of +23.5% — 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 $16,068 per year. This is a listing-level signal, not a metro average. Confirm with comps and the actual rent roll.
This property sits in a Qualified Opportunity Zone. For investors with a longer hold and proper QOF structure, the potential exclusion of post-investment appreciation after 10 years remains a meaningful tax-side consideration alongside the deal metrics above.
Educational only — not tax advice. Benefits depend on timing, fund structure, and holding/improvement tests. Confirm with your CPA.
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).
- List $508,900 already clears 1.25× on these assumptions, so the published basis is list — never above ask.
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 125% — 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.