606 Park Ave · Claxton, GA 30417

$195,000

3 bd · 2.0 ba · 2,354 sqft · SingleFamily public records · 324 Days on market

Built 1966 0.80 ac lot $83/sqft · 38% below area Est $313k · 38% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• DSCR +3.6/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LARGE PRICE REDUCTION! Seller is ready to move this property. This well-built home could become your dream home!! Some TLC could turn this home into a beauty. Lots of room to spread out, 2,354 heated square feet of living space. Spacious living room, den, dining room and great outdoors. Inground pool can be brought back to life and a wonderful shop for all your gatherings and/or hobbies. Come take a look.

Key facts

• Inground pool
• 0.8 acre lot
• Pool

Tags

• INGROUND POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-46 ($-549/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (20.3% below list).
• Recommended offer: $155k (20.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#368 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Evans County (rural): math 13% / reading 19% proficiency, ranked #153 of 174 in GA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Claxton Elementary School (math 20% / reading 13%, grade F, #968 of 1,228 statewide, top 79%, 881 students, 97% FRL); Claxton Middle School (math 10% / reading 21%, grade F, #392 of 470 statewide, top 84%, 379 students, 97% FRL); Claxton High School (math 2% / reading 32%, grade F, #269 of 424 statewide, top 65%, 512 students, 97% FRL) — zoned schools average 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 64 active listings in the ZIP; 26 units permitted in Evans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Evans County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $55k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $195k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,351 (20.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (median comp): $312,893
• List price: $195,000
• Delta: -37.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 Park Ave	0.00mi	3/2.0	2,354 (0%)	0mo	$170,000	$72	100
704 W Smith St	0.21mi	4/2.0 (+1)	2,302 (-2%)	10mo	$270,000	$117	73
703 Wells St	0.19mi	3/2.0	2,201 (-6%)	10mo	$205,000	$93	72
104 S College St	0.31mi	3/2.0	2,260 (-4%)	14mo	$102,300	$45	67
19 Honeysuckle Dr	0.14mi	4/3.0 (+1)	2,503 (+6%)	9mo	$465,000	$186	67
13 Wysteria Ln	0.24mi	4/3.0 (+1)	2,273 (-3%)	14mo	$395,000	$174	63
8 Wysteria Ln	0.37mi	4/3.0 (+1)	2,318 (-2%)	11mo	$399,900	$173	62
303 Smiley St	0.35mi	3/3.5	2,472 (+5%)	20mo	$175,900	$71	53
109 Penn Ave	0.49mi	3/2.0	2,088 (-11%)	10mo	$245,000	$117	50
207 S Peters	0.71mi	3/3.0	2,299 (-2%)	12mo	$180,000	$78	49
5 Honeysuckle Dr	0.29mi	4/2.0 (+1)	2,079 (-12%)	18mo	$328,000	$158	47
4 S Clark St	0.39mi	4/3.0 (+1)	2,640 (+12%)	9mo	$160,000	$61	45

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-34,534
• Equity at exit: $29,075

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-33,914
• Equity at exit: $16,860

Cash invested: $54,600 (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 30417

• Home prices YoY: -11.3%
• Active inventory: 64
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$169 /mo · $2,030/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-46

Break-even live

Break-even rent $1,611

Max offer price $186,920

Occupancy floor 98%

Sensitivity live

Price	-10% $65	-5% $9	+0% $-46	+5% $-101	+10% $-156
Rent	-10% $-168	-5% $-107	+0% $-46	+5% $16	+10% $77
Rate	-1.0pp $52	-0.5pp $4	base $-46	+0.5pp $-96	+1.0pp $-148

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-16
   status Under Contract 415-char remark

   Show marketing remark (415 chars)

   LARGE PRICE REDUCTION! Seller is ready to move this property. This well-built home could become your dream home!! Some TLC could turn this home into a beauty. Lots of room to spread out, 2,354 heated square feet of living space. Spacious living room, den, dining room and great outdoors. Inground pool can be brought back to life and a wonderful shop for all your gatherings and/or hobbies. Come take a look.

2. 2026-04-21
   price $195,000 415-char remark

   Show marketing remark (415 chars)

   LARGE PRICE REDUCTION! Seller is ready to move this property. This well-built home could become your dream home!! Some TLC could turn this home into a beauty. Lots of room to spread out, 2,354 heated square feet of living space. Spacious living room, den, dining room and great outdoors. Inground pool can be brought back to life and a wonderful shop for all your gatherings and/or hobbies. Come take a look.

3. 2025-12-30
   price $230,000 415-char remark

   Show marketing remark (415 chars)

   LARGE PRICE REDUCTION! Seller is ready to move this property. This well-built home could become your dream home!! Some TLC could turn this home into a beauty. Lots of room to spread out, 2,354 heated square feet of living space. Spacious living room, den, dining room and great outdoors. Inground pool can be brought back to life and a wonderful shop for all your gatherings and/or hobbies. Come take a look.

4. 2025-11-25
   price $240,000 415-char remark

   Show marketing remark (415 chars)

   LARGE PRICE REDUCTION! Seller is ready to move this property. This well-built home could become your dream home!! Some TLC could turn this home into a beauty. Lots of room to spread out, 2,354 heated square feet of living space. Spacious living room, den, dining room and great outdoors. Inground pool can be brought back to life and a wonderful shop for all your gatherings and/or hobbies. Come take a look.

5. 2025-09-11
   status Back On Market 415-char remark

   Show marketing remark (415 chars)

   LARGE PRICE REDUCTION! Seller is ready to move this property. This well-built home could become your dream home!! Some TLC could turn this home into a beauty. Lots of room to spread out, 2,354 heated square feet of living space. Spacious living room, den, dining room and great outdoors. Inground pool can be brought back to life and a wonderful shop for all your gatherings and/or hobbies. Come take a look.

6. 2025-02-21
   status Under Contract 415-char remark

   Show marketing remark (415 chars)

   LARGE PRICE REDUCTION! Seller is ready to move this property. This well-built home could become your dream home!! Some TLC could turn this home into a beauty. Lots of room to spread out, 2,354 heated square feet of living space. Spacious living room, den, dining room and great outdoors. Inground pool can be brought back to life and a wonderful shop for all your gatherings and/or hobbies. Come take a look.

7. 2024-11-25
   listed $250,000 New 415-char remark

   Show marketing remark (415 chars)

   LARGE PRICE REDUCTION! Seller is ready to move this property. This well-built home could become your dream home!! Some TLC could turn this home into a beauty. Lots of room to spread out, 2,354 heated square feet of living space. Spacious living room, den, dining room and great outdoors. Inground pool can be brought back to life and a wonderful shop for all your gatherings and/or hobbies. Come take a look.

8. 2005-03-31
   soldstatus $129,500

ⓘ 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: $2,030 · $169/mo
• Projected year-2 tax: $2,030 · $169/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,642
• − Mortgage interest: −$10,923
• − Property taxes: −$2,030
• − Insurance: −$975
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$5,673
• Taxable loss: −$3,941
• Est. tax savings @ 24.0%: +$946
• After-tax cash flow: $397/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: Evans County
• NCES district ID: 1302070
• Math proficiency: 13% ▼ -16.00%
• Reading proficiency: 19% ▼ -10.00%
• Median HH income: $38,397
• Composite: 13.47/100
• National rank: #9520
• State rank: #153 of 174 in GA

Livability — Claxton

• Score: 60/100
• State rank: #368
• US rank: #18772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Claxton, GA
• Population (ZIP): 11,167

Population outlook (Evans County) Hauer SSP2

• Today (2025): 10,146 people
• By 2030: 9,833 · -3.1%
• By 2040: 9,202 · -9.3%
• By 2050: 8,554 · -15.7%
• By 2075: 7,123 · -29.8%
• By 2100: 5,471 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 26% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 12%

Political lean MEDSL · Evans

• 2024 margin: Solid R (+42.3) · D 28.6% · R 71.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -28.2pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+36.8 2016: R+35.4 2012: R+28.1 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.98%
• Current HPI: 188.6367
• 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

+50.6% since first listed

8 events — show timeline

• 2026-05-16 Pending — GAMLS
• 2026-04-21 Price Changed $195,000 GAMLS
• 2025-12-30 Price Changed $230,000 GAMLS
• 2025-11-25 Price Changed $240,000 GAMLS
• 2025-09-11 Relisted — GAMLS
• 2025-02-21 Pending — GAMLS
• 2024-11-25 Listed $250,000 GAMLS
• 2005-03-31 Sold (Public Records) $129,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,030 · -8.5% YoY. Source: county tax records.