110 W Sixth · Ocilla, GA 31774

$171,560

4 bd · 2.0 ba · 3,934 sqft · SingleFamily public records · 11 Days on market

Built 1936 0.44 ac lot

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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).

• Cash flow +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into timeless Southern charm with this iconic historic home in the heart of Ocilla formerly the Clark Boardinghouse. Boasting 7 spacious bedrooms and 2 bathrooms, this one-of-a-kind property blends classic elegance with modern comfort. From the inviting wraparound porch to the two private balconies, every detail captures the beauty and craftmanship of a bygone era. Inside, you'll find elaborate woodwork, soaring 10-foot ceilings on both levels, and a gas fireplace in every room, creating warmth and character throughout the home. A newly replaced AC unit provides updated efficiency while preserving the home's historic appeal. Outside the property continues to impress with mature camelli

Key facts

• Private balconies
• Gas fireplace
• Elaborate woodwork

Tags

• HISTORIC HOME
• WRAPAROUND PORCH
• PRIVATE BALCONIES
• ELABORATE WOODWORK
• 10 FOOT CEILINGS
• GAS FIREPLACE

Property features AI

Finance

• Other: Historic special listing condition; Listing terms: Cash or Conventional
• HOA & community: No HOA; Street lights in community

Exterior

• Parking: Carport; Attached and detached parking options; Parking shed; Side/rear entrance; Total parking for 5 vehicles; Has garage
• Utilities: Public water; Public sewer; Electric service (220 volts); Electricity available; Propane available; Sewer connected; Water available
• Home design: Single-family residence; House structure; Two levels; Resale property; Not attached to another property
• Construction: Built in 1936; Composition roof; Pillar/post/pier foundation; Construction materials: Other
• Exterior features: Balcony; Porch; City lot; Grassed yard; Has view; Other structures include garages, sheds, and a workshop

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 6 bedrooms (2 on the main level)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central heating; Central air conditioning; Electric cooling; Ceiling fans
• Interior features: High ceilings; Split bedroom plan; No common walls; Crawl space basement; Bonus room, den, and laundry room included; Separate dining room
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (15.7% below list).
• Recommended offer: $145k (15.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#239 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime C-, amenities F, commute F.
• Irwin County (rural): math 37% / reading 38% proficiency, ranked #57 of 174 in GA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Irwin County Elementary School (math 43% / reading 39%, grade F, #411 of 1,228 statewide, top 34%, 753 students, 85% FRL); Irwin County Middle School (math 36% / reading 37%, grade F, #167 of 470 statewide, top 38%, 389 students, 67% FRL); Irwin County High School (math 22% / reading 37%, grade F, #140 of 424 statewide, top 35%, 480 students, 67% FRL).
• Market conditions: 24 active listings in the ZIP; 32 units permitted in Irwin 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 $5k of value loss. Plan a longer hold.
• Irwin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,613 (15.7% below list)

Questions for the listing agent

1. Built in 1936 — 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. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $472,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 S Irwin Ave	0.25mi	4/3.0	3,459 (-12%)	6mo	$325,000	$94	59
808 W Second St	0.65mi	3/3.0 (-1)	3,428 (-13%)	11mo	$410,000	$120	30

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-20,813
• Equity at exit: $25,580

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-9,329
• Equity at exit: $14,833

Cash invested: $48,037 (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 31774

• Home prices YoY: -10.5%
• Active inventory: 24
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$900
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $111

Break-even live

Break-even rent $1,306

Max offer price $171,560

Occupancy floor 87%

Sensitivity live

Price	-10% $208	-5% $159	+0% $111	+5% $62	+10% $14
Rent	-10% $-3	-5% $54	+0% $111	+5% $168	+10% $225
Rate	-1.0pp $197	-0.5pp $154	base $111	+0.5pp $66	+1.0pp $21

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: $42,890
• Closing costs: $5,147
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $171,560 Under Contract 11 DOM
2. 2026-06-03
   days on market $171,560 New 8 DOM
3. 2026-06-02
   days on market $171,560 New 7 DOM
4. 2026-06-01
   days on market $171,560 New 6 DOM
5. 2026-05-31
   days on market $171,560 New 5 DOM
6. 2026-05-30
   days on market $171,560 New 4 DOM
7. 2026-05-26
   listed $171,560 New

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $1,578 · $132/mo
• Expected delta: +$853/yr (+$71/mo · 117.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,354
• − Mortgage interest: −$9,610
• − Property taxes: −$725
• − Insurance: −$858
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$4,991
• Taxable loss: −$1,607
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $1,716/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: Irwin County
• NCES district ID: 1302910
• Math proficiency: 37% ▬ 0.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $36,963
• Composite: 31.18/100
• National rank: #6047
• State rank: #57 of 174 in GA

Livability — Ocilla

• Score: 65/100
• State rank: #239
• US rank: #13595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocilla, GA
• Population (ZIP): 5,788

Population outlook (Irwin County) Hauer SSP2

• Today (2025): 8,644 people
• By 2030: 8,322 · -3.7%
• By 2040: 7,634 · -11.7%
• By 2050: 6,990 · -19.1%
• By 2075: 5,885 · -31.9%
• By 2100: 5,006 · -42.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 39% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 1%
• Foreign-born: 1%

Political lean MEDSL · Irwin

• 2024 margin: Solid R (+54.2) · D 22.7% · R 76.9%
• 2008→2024 swing: -17.4pp toward R · 2008: -36.8pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+51.0 2016: R+49.8 2012: R+37.6 2008: R+36.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.44%
• Current HPI: 216.6609
• 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

1 event — show timeline

• 2026-05-26 Listed $171,560 GAMLS

Property tax history

+1.0%/yr

Latest (2024): $725 · +313.6% YoY. Source: county tax records.