122 Pine Pl · Fort Gaines, GA 36310

$130,000

3 bd · 2.0 ba · 1,385 sqft · SingleFamily public records · 1162 Days on market

Built 1980 0.64 ac lot $94/sqft · 19% below area Est $209k · 38% under

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Why this score? — see what drove the A- 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +6.5/10.0
• Schools +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Home located on a corner lot with 0.64 acres, main level has 2 BR, 1BA, DinRm, Kit, LivRm & is built up above basement with 2 exits to stairwells to the ground area. Basement area not accessible through main home and has a separate entry. The second level has 1 BR, 1BA and a separate room that exits to a balcony area. Home needs lots of work but could be a fabulous place for someone who has a creative eye. This home is located perfectly situated to enjoy the public boat dock and Big Bass Fishing galore. In a gated community for a better safe environment and yet cozy and private. So bring me a offer, keeping repairs in mind! We reduced another $30,000!!! MAKE AN OFFER,

Key facts

• 0.64 acre lot
• Built 1980
• Listed 1161 days

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-family residence; 2 stories
• Construction: Vinyl siding and frame construction; Metal roof
• Exterior features: Deck

Interior

• Kitchen: Range
• Bathrooms: 2 full bathrooms
• Interior features: Range (cooking appliance); Fireplace
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.0% in Fort Gaines — 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 51/100 on livability (#573 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime F.
• Henry County (rural): math 21% / reading 45% proficiency, ranked #55 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 comparable units currently listed for rent nearby; 71 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• Henry County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 1162 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 1162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.15% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.78%
• DSCR: 1.61
• GRM: 7.2

CMA / ARV

• ARV (median comp): $208,810
• List price: $130,000
• Delta: -37.74%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
368 Lakeview Dr	0.33mi	4/2.0 (+1)	1,344 (-3%)	21mo	$130,000	$97	57
264 Holiday Dr S	0.40mi	3/2.0	1,271 (-8%)	17mo	$155,000	$122	54
701 Douglas Dr	0.52mi	2/3.0 (-1)	1,534 (+11%)	3mo	$249,900	$163	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.4%
• Equity multiple: 3.67×
• Total profit: $97,363
• Equity at exit: $117,114

10-year hold

• IRR: 29.6%
• Equity multiple: 8.30×
• Total profit: $265,670
• Equity at exit: $252,561

Cash invested: $36,400 (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 36310

• Home prices YoY: 19.7%
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $418

Break-even live

Break-even rent $971

Max offer price $130,000

Occupancy floor 67%

Sensitivity live

Price	-10% $492	-5% $455	+0% $418	+5% $381	+10% $344
Rent	-10% $299	-5% $359	+0% $418	+5% $477	+10% $536
Rate	-1.0pp $483	-0.5pp $451	base $418	+0.5pp $384	+1.0pp $350

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Bennett Dr Abbeville, AL	2.0	2.0	1400	$1,500	$1.07	45d	1	1.00mi

Listing history 28 events

1. 2026-06-21
   days on market $130,000 Active 1162 DOM
2. 2026-06-19
   days on market $130,000 Active 1160 DOM
3. 2026-06-18
   days on market $130,000 Active 1159 DOM
4. 2026-06-17
   days on market $130,000 Active 1158 DOM
5. 2026-06-16
   days on market $130,000 Active 1157 DOM
6. 2026-06-15
   days on market $130,000 Active 1156 DOM
7. 2026-06-14
   days on market $130,000 Active 1154 DOM
8. 2026-06-12
   days on market $130,000 Active 1153 DOM
9. 2026-06-09
   days on market $130,000 Active 1150 DOM
10. 2026-06-08
    days on market $130,000 Active 1149 DOM
11. 2026-06-07
    days on market $130,000 Active 1148 DOM
12. 2026-06-03
    days on market $130,000 Active 1144 DOM
13. 2026-06-02
    days on market $130,000 Active 1143 DOM
14. 2026-06-01
    days on market $130,000 Active 1142 DOM
15. 2026-05-31
    days on market $130,000 Active 1141 DOM
16. 2026-05-30
    days on market $130,000 Active 1140 DOM
17. 2026-04-11
    price $130,000
18. 2026-01-23
    price $150,000
19. 2025-12-19
    price $165,000
20. 2025-09-03
    status Active
21. 2025-03-20
    price $172,750
22. 2024-07-29
    price $222,750
23. 2024-07-29
    status Active
24. 2023-09-01
    status Active
25. 2023-08-24
    historical
26. 2023-06-20
    status Active
27. 2023-06-20
    price $165,000
28. 2022-06-01
    listed $125,000 Active

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$822/yr (+$69/mo · 220.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$7,282
• − Property taxes: −$374
• − Insurance: −$650
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,782
• Taxable income: $3,032
• Est. tax owed @ 24.0%: −$728
• After-tax cash flow: $4,288/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: Henry County
• NCES district ID: 0101740
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $41,502
• Composite: 27.78/100
• National rank: #6894
• State rank: #55 of 129 in AL

Livability — Fort Gaines

• Score: 51/100
• State rank: #573
• US rank: #25161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,224

Population outlook (Henry County) Hauer SSP2

• Today (2025): 17,109 people
• By 2030: 16,928 · -1.1%
• By 2040: 16,376 · -4.3%
• By 2050: 15,778 · -7.8%
• By 2075: 14,491 · -15.3%
• By 2100: 12,673 · -25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 35% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+50.8) · D 24.3% · R 75.1%
• 2008→2024 swing: -21.1pp toward R · 2008: -29.7pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+43.0 2016: R+41.6 2012: R+29.4 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.85%
• Current HPI: 241.9035
• 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

+4.0% since first listed

12 events — show timeline

• 2026-04-11 Price Changed $130,000 EBOR
• 2026-01-23 Price Changed $150,000 EBOR
• 2025-12-19 Price Changed $165,000 EBOR
• 2025-09-03 Relisted — EBOR
• 2025-03-20 Price Changed $172,750 EBOR
• 2024-07-29 Price Changed $222,750 EBOR
• 2024-07-29 Relisted — EBOR
• 2023-09-01 Relisted — EBOR
• 2023-08-24 Delisted — EBOR
• 2023-06-20 Relisted — EBOR
• 2023-06-20 Price Changed $165,000 EBOR
• 2022-06-01 Listed $125,000 EBOR

Property tax history

+3.8%/yr

Latest (2025): $374 · +1.8% YoY. Source: county tax records.