306 Delta Rd · Fitzgerald, GA 31750

$149,000

4 bd · 2.5 ba · 2,078 sqft · SingleFamily public records · 39 Days on market

Built 1993 1.25 ac lot $72/sqft · 13% below area Est $171k · 13% under ↓ 12% since listing

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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 +13.2/15.0
• Cash flow +11.7/30.0
• DSCR +3.5/10.0
• 1% rule +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for nice well taken care of home in the country. This Brick home features 2078 square feet of living space. The home features 4 bedrooms and two and half baths. The Kitchen has tons of storage with a built in pantry and a wall of cabinets, and eat at bar open to the dining area. The family room is spacious and has a lot of natural light. Down the hall you will find 3 bedrooms and a full bath. The Original hardwood floors have been professionally redone. Everywhere you look you find storage. The office is private and has built ins or could be use as a 5th bedroom if needed. The home features a large private master suite. The master bath has double vanities, whirlpool tub, and tiled shower and walk in closet. There is a private door to the carport in the master bedroom. Outside you will find fenced in back yard and large metal shed and utility building. The duct work has just been professionally cleaned, new shutters, and new window screens.

Key facts

• 1.25 acre lot
• Garage
• Built 1993

Property features AI

Finance

• Other: Property sits on approximately 1.25 acres
• HOA & community: No HOA

Exterior

• Parking: Carport (attached or detached options noted)
• Utilities: Well water; Septic tank; Electricity available on property
• Home design: Single-family house; One story; Residential resale
• Construction: Built in 1993; Brick construction; Composition roof
• Exterior features: Level lot

Interior

• Kitchen: Convection oven; Dishwasher
• Bedrooms: 5 bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating with heat pump; Electric cooling
• Interior features: Roommate floor plan; Separate shower
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-43 ($-511/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (18.3% below list).
• Recommended offer: $122k (18.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#513 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, crime F, amenities F.
• Ben Hill County (rural): math 19% / reading 22% proficiency, ranked #145 of 174 in GA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ben Hill County Primary School (864 students, 89% FRL); Ben Hill County Middle School (math 15% / reading 24%, grade F, #356 of 470 statewide, top 78%, 687 students, 89% FRL); Fitzgerald High School School College And Career Academy (math 20% / reading 12%, grade F, #287 of 424 statewide, top 68%, 861 students, 65% FRL).
• Market conditions: 124 active listings in the ZIP; 6 units permitted in Ben Hill 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 $4k of value loss. Plan a longer hold.
• Ben Hill County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 95% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,666 (18.3% 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 39 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
6. 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?
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: 0.82% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 10.2

CMA / ARV

• ARV (median comp): $170,760
• List price: $149,000
• Delta: -12.74%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-26,853
• Equity at exit: $22,216

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-26,863
• Equity at exit: $12,883

Cash invested: $41,720 (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 31750

• Home prices YoY: -8.0%
• Active inventory: 124
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$160 /mo · $1,923/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-43

Break-even live

Break-even rent $1,271

Max offer price $141,482

Occupancy floor 98%

Sensitivity live

Price	-10% $42	-5% $0	+0% $-43	+5% $-85	+10% $-127
Rent	-10% $-139	-5% $-91	+0% $-43	+5% $5	+10% $54
Rate	-1.0pp $32	-0.5pp $-5	base $-43	+0.5pp $-81	+1.0pp $-120

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-08
   days on market $149,000 Active 39 DOM
2. 2026-06-07
   days on market $149,000 Active 38 DOM
3. 2026-06-07
   days on market $149,000 Active 37 DOM
4. 2026-06-04
   days on market $149,000 Active 34 DOM
5. 2026-06-02
   days on market $149,000 Active 33 DOM
6. 2026-06-01
   days on market $149,000 Active 32 DOM
7. 2026-05-31
   days on market $149,000 Active 31 DOM
8. 2026-05-31
   days on market $149,000 Active 30 DOM
9. 2026-04-30
   listed $169,000 New 538-char remark
10. 2021-01-13
    soldstatus $160,000 962-char remark

    Show marketing remark (962 chars)

    Looking for nice well taken care of home in the country. This Brick home features 2078 square feet of living space. The home features 4 bedrooms and two and half baths. The Kitchen has tons of storage with a built in pantry and a wall of cabinets, and eat at bar open to the dining area. The family room is spacious and has a lot of natural light. Down the hall you will find 3 bedrooms and a full bath. The Original hardwood floors have been professionally redone. Everywhere you look you find storage. The office is private and has built ins or could be use as a 5th bedroom if needed. The home features a large private master suite. The master bath has double vanities, whirlpool tub, and tiled shower and walk in closet. There is a private door to the carport in the master bedroom. Outside you will find fenced in back yard and large metal shed and utility building. The duct work has just been professionally cleaned, new shutters, and new window screens.

11. 2021-01-13
    soldstatus $160,000

    Show marketing remark (962 chars)

    Looking for nice well taken care of home in the country. This Brick home features 2078 square feet of living space. The home features 4 bedrooms and two and half baths. The Kitchen has tons of storage with a built in pantry and a wall of cabinets, and eat at bar open to the dining area. The family room is spacious and has a lot of natural light. Down the hall you will find 3 bedrooms and a full bath. The Original hardwood floors have been professionally redone. Everywhere you look you find storage. The office is private and has built ins or could be use as a 5th bedroom if needed. The home features a large private master suite. The master bath has double vanities, whirlpool tub, and tiled shower and walk in closet. There is a private door to the carport in the master bedroom. Outside you will find fenced in back yard and large metal shed and utility building. The duct work has just been professionally cleaned, new shutters, and new window screens.

12. 2020-11-02
    listed $169,900 962-char remark

    Show marketing remark (962 chars)

    Looking for nice well taken care of home in the country. This Brick home features 2078 square feet of living space. The home features 4 bedrooms and two and half baths. The Kitchen has tons of storage with a built in pantry and a wall of cabinets, and eat at bar open to the dining area. The family room is spacious and has a lot of natural light. Down the hall you will find 3 bedrooms and a full bath. The Original hardwood floors have been professionally redone. Everywhere you look you find storage. The office is private and has built ins or could be use as a 5th bedroom if needed. The home features a large private master suite. The master bath has double vanities, whirlpool tub, and tiled shower and walk in closet. There is a private door to the carport in the master bedroom. Outside you will find fenced in back yard and large metal shed and utility building. The duct work has just been professionally cleaned, new shutters, and new window screens.

ⓘ 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: $1,923 · $160/mo
• Projected year-2 tax: $1,923 · $160/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,600
• − Mortgage interest: −$8,346
• − Property taxes: −$1,923
• − Insurance: −$745
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$4,335
• Taxable loss: −$3,085
• Est. tax savings @ 24.0%: +$740
• After-tax cash flow: $230/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: Ben Hill County
• NCES district ID: 1300360
• Math proficiency: 19% ▼ -6.00%
• Reading proficiency: 22% ▼ -2.00%
• Median HH income: $30,617
• Composite: 16.47/100
• National rank: #9186
• State rank: #145 of 174 in GA

Livability — Fitzgerald

• Score: 55/100
• State rank: #513
• US rank: #23277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,582

Population outlook (Ben Hill County) Hauer SSP2

• Today (2025): 16,426 people
• By 2030: 15,788 · -3.9%
• By 2040: 14,582 · -11.2%
• By 2050: 13,351 · -18.7%
• By 2075: 10,301 · -37.3%
• By 2100: 7,652 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Black 35% Hispanic / Latino 9% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Ben Hill

• 2024 margin: Solid R (+32.0) · D 33.8% · R 65.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -13.7pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+26.2 2016: R+27.6 2012: R+14.9 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.36%
• Current HPI: 200.1257
• 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

-12.3% since first listed

6 events — show timeline

• 2026-06-09 Listing Removed — GAMLS
• 2026-05-19 Price Changed $149,000 GAMLS
• 2026-04-30 Listed $169,000 GAMLS
• 2021-01-13 Sold (Public Records) $160,000 Public Records
• 2021-01-13 Sold (MLS) $160,000 TBOR
• 2020-11-02 Listed $169,900 TBOR

Property tax history

+6.0%/yr

Latest (2025): $1,923 · +0.8% YoY. Source: county tax records.