525 Carver Ave · Tennille, GA 31089

$32,500

3 bd · 1.0 ba · 700 sqft · SingleFamily public records · 203 Days on market

Built 1960 9,147 sqft lot ↓ 55% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a leel lot with an outbuilding. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

Key facts

• Outbuilding
• Front screened porch
• Side patio

Tags

• BRICK VENEER BUNGALOW
• OUTBUILDING
• FRONT SCREENED PORCH
• SIDE PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($930 rent vs $32k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#387 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Washington County (town): math 24% / reading 21% proficiency, ranked #138 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ridge Road Primary School (646 students, 96% FRL); Washington County High School (math 17% / reading 17%, grade F, #277 of 424 statewide, top 67%, 896 students, 78% FRL) — zoned schools average 87% FRL vs 65% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 11 active listings in the ZIP; 66 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($225 loan paydown + $2k appreciation (6.2% local appreciation)).
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $27k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 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. 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.
7. 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.
8. 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: 2.86% ✓
• Cap rate: 25.24%
• Cash-on-cash: 67.67%
• DSCR: 4.01
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 75.3%
• Equity multiple: 5.67×
• Total profit: $42,480
• Equity at exit: $20,855

10-year hold

• IRR: 72.4%
• Equity multiple: 11.91×
• Total profit: $99,282
• Equity at exit: $38,191

Cash invested: $9,100 (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 31089

• Home prices YoY: 3.8%
• Active inventory: 11
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $930 medium
• Mortgage (P&I): −$170
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $513

Break-even live

Break-even rent $281

Max offer price $32,500

Occupancy floor 40%

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2025-04-29
   soldstatus $27,000 Closed 375-char remark

   Show marketing remark (383 chars)

   Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a level lot with an outbuilding,. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen,. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

2. 2025-04-29
   soldstatus $27,000 Sold 383-char remark

   Show marketing remark (383 chars)

   Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a level lot with an outbuilding,. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen,. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

3. 2025-04-08
   status Under Contract 383-char remark

   Show marketing remark (375 chars)

   Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a leel lot with an outbuilding. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

4. 2025-04-08
   historical Active Under Contract 375-char remark

   Show marketing remark (375 chars)

   Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a leel lot with an outbuilding. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

5. 2025-04-08
   status Pending

   Show marketing remark (375 chars)

   Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a leel lot with an outbuilding. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

6. 2025-01-21
   price $32,500

   Show marketing remark (383 chars)

   Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a level lot with an outbuilding,. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen,. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

7. 2025-01-21
   price $32,500 375-char remark

   Show marketing remark (383 chars)

   Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a level lot with an outbuilding,. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen,. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

8. 2025-01-21
   price $32,500 383-char remark

   Show marketing remark (383 chars)

   Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a level lot with an outbuilding,. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen,. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

9. 2024-12-05
   price $39,900

   Show marketing remark (383 chars)

   Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a level lot with an outbuilding,. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen,. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

10. 2024-12-05
    price $39,900 375-char remark

    Show marketing remark (383 chars)

    Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a level lot with an outbuilding,. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen,. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

11. 2024-12-05
    price $39,900 383-char remark

    Show marketing remark (383 chars)

    Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a level lot with an outbuilding,. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen,. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

12. 2024-11-18
    price $44,500 383-char remark

    Show marketing remark (375 chars)

    Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a leel lot with an outbuilding. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

13. 2024-11-18
    price $44,500 375-char remark

    Show marketing remark (375 chars)

    Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a leel lot with an outbuilding. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

14. 2024-11-18
    price $44,500

    Show marketing remark (375 chars)

    Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a leel lot with an outbuilding. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

15. 2024-10-24
    price $49,900

    Show marketing remark (375 chars)

    Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a leel lot with an outbuilding. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

16. 2024-10-24
    price $49,900 383-char remark

    Show marketing remark (375 chars)

    Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a leel lot with an outbuilding. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

17. 2024-10-24
    price $49,900 375-char remark

    Show marketing remark (375 chars)

    Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a leel lot with an outbuilding. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

18. 2024-09-17
    price $59,900
19. 2024-09-15
    listed $59,900 Active 375-char remark

    Show marketing remark (375 chars)

    Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a leel lot with an outbuilding. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

20. 2024-09-13
    listed $59,900 New 383-char remark

    Show marketing remark (383 chars)

    Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a level lot with an outbuilding,. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen,. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

21. 2024-09-13
    listed $59,900,000 Active

    Show marketing remark (383 chars)

    Brick veneer bungalow with living room, kitchen, three bedrooms and one bath sitting on a level lot with an outbuilding,. The front screened porch is inviting to relax and watch the world go by. There is a side patio off the kitchen,. This home is being sold AS IS and you can make it your own. It is conveniently located on the outskirts of Tennille, Georgia. Needs renovation.

ⓘ 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: $454 · $38/mo
• Projected year-2 tax: $454 · $38/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,164
• − Mortgage interest: −$1,821
• − Property taxes: −$454
• − Insurance: −$162
• − Repairs & maintenance: −$893
• − Management: −$893
• − Depreciation: −$945
• Taxable income: $5,996
• Est. tax owed @ 24.0%: −$1,439
• After-tax cash flow: $4,719/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: Washington County
• NCES district ID: 1305490
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $34,464
• Composite: 18.52/100
• National rank: #8916
• State rank: #138 of 174 in GA

Livability — Tennille

• Score: 60/100
• State rank: #387
• US rank: #19427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tennille, GA
• Population (ZIP): 4,084

Population outlook (Washington County) Hauer SSP2

• Today (2025): 20,052 people
• By 2030: 19,417 · -3.2%
• By 2040: 17,900 · -10.7%
• By 2050: 16,237 · -19.0%
• By 2075: 12,990 · -35.2%
• By 2100: 9,709 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (61%)
• Race & ethnicity: Black 61% White 36% Two or more races 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Toss-up / Even · D 48.9% · R 50.8%
• 2008→2024 swing: -6.3pp toward R · 2008: 4.4pp · 2024: -1.9pp
• All cycles: 2024: R+1.9 2020: D+0.8 2016: D+0.6 2012: D+7.6 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.21%
• Current HPI: 171.8996
• 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

-54.9% since first listed

21 events — show timeline

• 2025-04-29 Sold (MLS) $27,000 GAMLS
• 2025-04-29 Sold (MLS) $27,000 MGMLS
• 2025-04-08 Pending — GAMLS
• 2025-04-08 Contingent — MGMLS
• 2025-04-08 Pending — CGMLS
• 2025-01-21 Price Changed $32,500 CGMLS
• 2025-01-21 Price Changed $32,500 MGMLS
• 2025-01-21 Price Changed $32,500 GAMLS
• 2024-12-05 Price Changed $39,900 CGMLS
• 2024-12-05 Price Changed $39,900 MGMLS
• 2024-12-05 Price Changed $39,900 GAMLS
• 2024-11-18 Price Changed $44,500 GAMLS
• 2024-11-18 Price Changed $44,500 MGMLS
• 2024-11-18 Price Changed $44,500 CGMLS
• 2024-10-24 Price Changed $49,900 CGMLS
• 2024-10-24 Price Changed $49,900 GAMLS
• 2024-10-24 Price Changed $49,900 MGMLS
• 2024-09-17 Price Changed $59,900 CGMLS
• 2024-09-15 Listed $59,900 MGMLS
• 2024-09-13 Listed $59,900,000 CGMLS
• 2024-09-13 Listed $59,900 GAMLS

Property tax history

+9.8%/yr

Latest (2025): $454 · +12.7% YoY. Source: county tax records.