106 Nancy Ave · Fargo, GA 31631

$72,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 308 Days on market

Built 1960 0.66 ac lot $72/sqft · 71% below area ↓ 9% since listing

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Why this score? — see what drove the B 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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

One word sums up this little quaint home: Cozy. Do you dream of small-town life? Nestled beneath the shade of a gorgeous old oak tree and surrounded by lush St. Augustine grass, this 2-bedroom, 1-bath home offers the perfect blend of small-town tranquility and Southern charm. Located in the rural community of Fargo, GA, this property features a tin roof, a large screened-in back porch perfect for relaxing evenings, and even a power supply for RV hookup. Inside, you'll find a warm and welcoming atmosphere with just the right touch of rustic character. Outside, the spacious yard invites you to enjoy nature, while the surrounding area offers abundant outdoor recreation — Fargo is known for its hunting, timberland, and access to the scenic Suwannee River. The town also boasts a 9-hole golf course, giving you both adventure and leisure just minutes away. Conveniently situated approximately 50 minutes to Valdosta, 25 minutes to Homerville, and 40 minutes to Lake City, FL, this home is ideal as a peaceful primary residence, a weekend getaway, or a hunting retreat. Don't miss this slice of quiet country living — schedule your showing today!

Key facts

• Spacious yard
• 9-hole golf course
• 0.66 acre lot

Tags

• LARGE SCREENED-IN BACK PORCH
• POWER SUPPLY FOR RV HOOKUP
• SPACIOUS YARD
• 9-HOLE GOLF COURSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($942 rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#327 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D+, schools F, amenities F.
• Clinch County (rural): math 34% / reading 30% proficiency, ranked #90 of 174 in GA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($504 loan paydown + $537 appreciation (0.7% local appreciation)).
• At projected returns (0.7% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 308 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (9%) 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 308 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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?
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: 1.29% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.02%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (median comp): $250,913
• List price: $72,900
• Delta: -70.95%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Canal St	0.40mi	2/1.5	996 (-1%)	19mo	$249,900	$251	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 1.92×
• Total profit: $18,848
• Equity at exit: $23,890

10-year hold

• IRR: 21.9%
• Equity multiple: 3.58×
• Total profit: $52,639
• Equity at exit: $30,992

Cash invested: $20,412 (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 31631

• Home prices YoY: 0.7%
• Active inventory: 2
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $942 medium
• Mortgage (P&I): −$382
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $289

Break-even live

Break-even rent $576

Max offer price $72,900

Occupancy floor 64%

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $72,900 Active 308 DOM
2. 2026-06-17
   days on market $72,900 Active 307 DOM
3. 2026-06-16
   days on market $72,900 Active 306 DOM
4. 2026-06-15
   days on market $72,900 Active 305 DOM
5. 2026-06-13
   days on market $72,900 Active 303 DOM
6. 2026-06-12
   days on market $72,900 Active 302 DOM
7. 2026-06-09
   days on market $72,900 Active 299 DOM
8. 2026-06-08
   days on market $72,900 Active 298 DOM
9. 2026-06-07
   days on market $72,900 Active 297 DOM
10. 2026-06-07
    days on market $72,900 Active 296 DOM
11. 2026-06-04
    days on market $72,900 Active 293 DOM
12. 2026-06-02
    days on market $72,900 Active 292 DOM
13. 2026-06-01
    days on market $72,900 Active 291 DOM
14. 2026-05-31
    days on market $72,900 Active 290 DOM
15. 2026-05-31
    days on market $72,900 Active 289 DOM
16. 2025-12-29
    price $72,900 1162-char remark

    Show marketing remark (1264 chars)

    Charming 2BR/1BA Home Under the Oaks - Fargo, GA ~ Nestled beneath the shade of a gorgeous old oak tree and surrounded by lush St. Augustine grass, this cozy 2-bedroom, 1-bath home offers the perfect blend of small-town tranquility and Southern charm. Located in the quaint and quiet community of Fargo, GA, this property features a tin roof, a large screened-in back porch perfect for relaxing evenings, and even a power supply for RV hookup. Inside, you'll find a warm and welcoming atmosphere with just the right touch of rustic character. Outside, the spacious yard invites you to enjoy nature, while the surrounding area offers abundant outdoor recreation - Fargo is known for its hunting, timberland, and access to the scenic Suwannee River. The town also boasts a 9-hole golf course, giving you both adventure and leisure just minutes away. Conveniently situated approximately 50 minutes to Valdosta, 25 minutes to Homerville, and 40 minutes to Lake City, FL, this home is ideal as a peaceful primary residence, a weekend getaway, or a hunting retreat. Don't miss this slice of quiet country living - schedule your showing today! (Property sold as is, small section of damage to back porch and central HVAC doesn't work- however, duct work is still intact.)

17. 2025-12-29
    price $72,900 1264-char remark

    Show marketing remark (1264 chars)

    Charming 2BR/1BA Home Under the Oaks - Fargo, GA ~ Nestled beneath the shade of a gorgeous old oak tree and surrounded by lush St. Augustine grass, this cozy 2-bedroom, 1-bath home offers the perfect blend of small-town tranquility and Southern charm. Located in the quaint and quiet community of Fargo, GA, this property features a tin roof, a large screened-in back porch perfect for relaxing evenings, and even a power supply for RV hookup. Inside, you'll find a warm and welcoming atmosphere with just the right touch of rustic character. Outside, the spacious yard invites you to enjoy nature, while the surrounding area offers abundant outdoor recreation - Fargo is known for its hunting, timberland, and access to the scenic Suwannee River. The town also boasts a 9-hole golf course, giving you both adventure and leisure just minutes away. Conveniently situated approximately 50 minutes to Valdosta, 25 minutes to Homerville, and 40 minutes to Lake City, FL, this home is ideal as a peaceful primary residence, a weekend getaway, or a hunting retreat. Don't miss this slice of quiet country living - schedule your showing today! (Property sold as is, small section of damage to back porch and central HVAC doesn't work- however, duct work is still intact.)

18. 2025-08-14
    listed $79,900 Active 1162-char remark

    Show marketing remark (1162 chars)

    One word sums up this little quaint home: Cozy. Do you dream of small-town life? Nestled beneath the shade of a gorgeous old oak tree and surrounded by lush St. Augustine grass, this 2-bedroom, 1-bath home offers the perfect blend of small-town tranquility and Southern charm. Located in the rural community of Fargo, GA, this property features a tin roof, a large screened-in back porch perfect for relaxing evenings, and even a power supply for RV hookup. Inside, you'll find a warm and welcoming atmosphere with just the right touch of rustic character. Outside, the spacious yard invites you to enjoy nature, while the surrounding area offers abundant outdoor recreation — Fargo is known for its hunting, timberland, and access to the scenic Suwannee River. The town also boasts a 9-hole golf course, giving you both adventure and leisure just minutes away. Conveniently situated approximately 50 minutes to Valdosta, 25 minutes to Homerville, and 40 minutes to Lake City, FL, this home is ideal as a peaceful primary residence, a weekend getaway, or a hunting retreat. Don't miss this slice of quiet country living — schedule your showing today!

19. 2025-08-07
    listed $79,900 New 1264-char remark

    Show marketing remark (1264 chars)

    Charming 2BR/1BA Home Under the Oaks - Fargo, GA ~ Nestled beneath the shade of a gorgeous old oak tree and surrounded by lush St. Augustine grass, this cozy 2-bedroom, 1-bath home offers the perfect blend of small-town tranquility and Southern charm. Located in the quaint and quiet community of Fargo, GA, this property features a tin roof, a large screened-in back porch perfect for relaxing evenings, and even a power supply for RV hookup. Inside, you'll find a warm and welcoming atmosphere with just the right touch of rustic character. Outside, the spacious yard invites you to enjoy nature, while the surrounding area offers abundant outdoor recreation - Fargo is known for its hunting, timberland, and access to the scenic Suwannee River. The town also boasts a 9-hole golf course, giving you both adventure and leisure just minutes away. Conveniently situated approximately 50 minutes to Valdosta, 25 minutes to Homerville, and 40 minutes to Lake City, FL, this home is ideal as a peaceful primary residence, a weekend getaway, or a hunting retreat. Don't miss this slice of quiet country living - schedule your showing today! (Property sold as is, small section of damage to back porch and central HVAC doesn't work- however, duct work is still intact.)

ⓘ 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: $505 · $42/mo
• Projected year-2 tax: $671 · $56/mo
• Expected delta: +$166/yr (+$14/mo · 32.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 9/10 Extreme 21 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,305
• − Mortgage interest: −$4,084
• − Property taxes: −$505
• − Insurance: −$364
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$2,121
• Taxable income: $2,422
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $2,892/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: Clinch County
• NCES district ID: 1301260
• Math proficiency: 34% ▲ 8.00%
• Reading proficiency: 30% ▼ -2.00%
• Median HH income: $31,048
• Composite: 26.08/100
• National rank: #7295
• State rank: #90 of 174 in GA

Livability — Fargo

• Score: 62/100
• State rank: #327
• US rank: #17291

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fargo, GA
• Population (ZIP): 592

Population outlook (Clinch County) Hauer SSP2

• Today (2025): 7,052 people
• By 2030: 7,091 · +0.6%
• By 2040: 7,116 · +0.9%
• By 2050: 7,170 · +1.7%
• By 2075: 7,495 · +6.3%
• By 2100: 7,828 · +11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 5% Two or more races 5% Native American 4%

Political lean MEDSL · Clinch

• 2024 margin: Solid R (+51.5) · D 24.1% · R 75.7%
• 2008→2024 swing: -26.0pp toward R · 2008: -25.6pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+47.6 2016: R+42.5 2012: R+30.2 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.74%
• Current HPI: 101.5058
• 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

-8.8% since first listed

4 events — show timeline

• 2025-12-29 Price Changed $72,900 SGMLS
• 2025-12-29 Price Changed $72,900 GAMLS
• 2025-08-14 Listed $79,900 SGMLS
• 2025-08-07 Listed $79,900 GAMLS

Property tax history

+3.9%/yr

Latest (2025): $505 · +32.5% YoY. Source: county tax records.