321 W Blackshear Ave · Deenwood, GA 31501

$110,000

2 bd · 1.0 ba · 1,157 sqft · SingleFamily public records · 21 Days on market

Built 1950 0.50 ac lot $95/sqft · at area comps Est $143k · 23% under

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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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Say "YES TO THE ADDRESS!" to this 3 Bedroom 1.5 Bath home located in Ware County. Freshly painted throughout the interior and added new vinyl flooring in the Living Room and Dining Area, all you need to do is start packing! The exterior is maintenance free vinyl siding plus a metal roof that will last a long time. The yard is fenced and has plenty of space (. 50 acre) so bring your fur babies to have room to roam. So turn your wildest dream into a real address by contacting a Realtor today!

Key facts

• Metal roof
• Plenty of space
• Fenced yard

Tags

• FRESHLY PAINTED
• NEW VINYL FLOORING
• MAINTENANCE FREE VINYL SIDING
• METAL ROOF
• FENCED YARD
• PLENTY OF SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.9% in Deenwood — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#228 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Ware County (town): math 27% / reading 35% proficiency, ranked #95 of 174 in GA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 108 active listings in the ZIP; 45 units permitted in Ware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ware County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $19k; list at $110k implies a 490% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (median comp): $142,820
• List price: $110,000
• Delta: -22.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 Hampton Ave	0.27mi	2/1.0	1,080 (-7%)	8mo	$115,000	$106	70
1708 Martin Luther King Dr	0.60mi	3/1.0 (+1)	1,121 (-3%)	11mo	$10,000	$9	53
2292 Park Ave	0.32mi	2/2.0	1,295 (+12%)	11mo	$75,000	$58	52
1988 Abc Ave	0.46mi	3/2.0 (+1)	1,232 (+6%)	12mo	$85,000	$69	49
403 Lamplighter Ln	0.65mi	3/2.0 (+1)	1,217 (+5%)	9mo	$214,900	$177	45
1110 Waller St	0.62mi	3/2.0 (+1)	1,066 (-8%)	10mo	$125,000	$117	41
1027 Colquitt St	0.69mi	3/2.0 (+1)	1,290 (+12%)	23mo	$86,400	$67	21

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-250
• Equity at exit: $16,401

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $22,320
• Equity at exit: $9,511

Cash invested: $30,800 (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 31501

• Home prices YoY: -29.3%
• Active inventory: 108
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $276

Break-even live

Break-even rent $856

Max offer price $110,000

Occupancy floor 72%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-13
   status Pending 506-char remark

   Show marketing remark (506 chars)

   Say "YES TO THE ADDRESS!" to this 3 Bedroom 1.5 Bath home located in Ware County. Freshly painted throughout the interior and added new vinyl flooring in the Living Room and Dining Area, all you need to do is start packing! The exterior is maintenance free vinyl siding plus a metal roof that will last a long time. The yard is fenced and has plenty of space (. 50 acre) so bring your fur babies to have room to roam. So turn your wildest dream into a real address by contacting a Realtor today!

2. 2026-04-21
   listed $110,000 Active 506-char remark

   Show marketing remark (506 chars)

   Say "YES TO THE ADDRESS!" to this 3 Bedroom 1.5 Bath home located in Ware County. Freshly painted throughout the interior and added new vinyl flooring in the Living Room and Dining Area, all you need to do is start packing! The exterior is maintenance free vinyl siding plus a metal roof that will last a long time. The yard is fenced and has plenty of space (. 50 acre) so bring your fur babies to have room to roam. So turn your wildest dream into a real address by contacting a Realtor today!

3. 2014-05-30
   soldstatus $18,630 429-char remark

   Show marketing remark (429 chars)

   Home loaded with charm! Hardwood flooring, many windows and detailed wood work throughout! Country-style kitchen offers natural sunlight, breakfast area. A bonus room is perfect for desired space for an office, family room or a guest room. Enjoy the outdoors on the patio in this roomy backyard. Plenty of space for expansion! Dont miss out on this unique property! Minutes from Hwy 84, Brunswick Hwy and Okefenokee Country Club.

4. 2014-03-25
   listed $20,700 429-char remark

   Show marketing remark (429 chars)

   Home loaded with charm! Hardwood flooring, many windows and detailed wood work throughout! Country-style kitchen offers natural sunlight, breakfast area. A bonus room is perfect for desired space for an office, family room or a guest room. Enjoy the outdoors on the patio in this roomy backyard. Plenty of space for expansion! Dont miss out on this unique property! Minutes from Hwy 84, Brunswick Hwy and Okefenokee Country Club.

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$365/yr (+$30/mo · 56.4%)

ⓘ 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 6 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,477
• − Mortgage interest: −$6,162
• − Property taxes: −$647
• − Insurance: −$550
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$3,200
• Taxable income: $1,602
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $2,933/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: Ware County
• NCES district ID: 1305430
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -12.00%
• Median HH income: $35,231
• Composite: 25.6/100
• National rank: #7415
• State rank: #95 of 174 in GA

Livability — Deenwood

• Score: 65/100
• State rank: #228
• US rank: #13292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deenwood, GA
• Population (ZIP): 13,034

Population outlook (Ware County) Hauer SSP2

• Today (2025): 33,313 people
• By 2030: 32,071 · -3.7%
• By 2040: 29,587 · -11.2%
• By 2050: 27,197 · -18.4%
• By 2075: 22,323 · -33.0%
• By 2100: 18,197 · -45.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 49% Black 45% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ware

• 2024 margin: Solid R (+43.1) · D 28.3% · R 71.4%
• 2008→2024 swing: -8.7pp toward R · 2008: -34.5pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.4 2016: R+41.7 2012: R+33.9 2008: R+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.90%
• Current HPI: 243.5058
• 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

+431.4% since first listed

4 events — show timeline

• 2026-05-13 Pending — GIAR
• 2026-04-21 Listed $110,000 GIAR
• 2014-05-30 Sold (MLS) $18,630 SEGAMLS
• 2014-03-25 Listed $20,700 SEGAMLS

Property tax history

+1.0%/yr

Latest (2025): $647 · -2.0% YoY. Source: county tax records.