606 Poplar St · Waycross, GA 31501

$145,000

3 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 79 Days on market

Built 1955 0.28 ac lot $89/sqft · 8% below area Est $158k · 8% 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 +30.0/30.0
• ARV discount +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +2.8/5.0
• 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

Charming 3BR/2BA home with approx. 1,632 sq ft on a 0.28-acre lot. Features include a spacious living/dining area, bonus room, and large yard. Great opportunity for first-time buyers or investors—conveniently located near schools and shopping.

Key facts

• Bonus room
• Large yard
• 0.28 acre lot

Tags

• SPACIOUS LIVING DINING AREA
• BONUS ROOM
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 5.1% in Waycross — 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 55/100 on livability (#519 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime 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.
• Zoned schools: Center Elementary School (math 21% / reading 33%, grade F, #689 of 1,228 statewide, top 58%, 480 students, 94% FRL); Waycross Middle School (math 22% / reading 37%, grade F, #249 of 470 statewide, top 55%, 583 students, 86% FRL); Ware County High School (math 33% / reading 30%, grade F, #122 of 424 statewide, top 30%, 1,589 students, 86% FRL) — zoned schools average 89% FRL vs 64% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 D-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. 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?
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: 1.38% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.40%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

• ARV (median comp): $157,702
• List price: $145,000
• Delta: -8.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 E Waring St	0.43mi	3/2.0	1,740 (+7%)	2mo	$187,500	$108	63
2120 Tebeau St	0.51mi	3/1.5	1,488 (-9%)	1mo	$121,900	$82	59
2098 Guilford Rd	0.57mi	3/2.0	1,666 (+2%)	13mo	$239,000	$143	55
1500 Clough St	0.63mi	2/1.0 (-1)	1,488 (-9%)	1mo	$23,000	$15	51
1002 Darling Ave	0.50mi	3/2.0	1,784 (+9%)	9mo	$80,000	$45	50
2409 Dorothy St	0.64mi	2/2.0 (-1)	1,659 (+2%)	11mo	$114,000	$69	49
2099 Ridge Rd	0.61mi	3/2.0	1,776 (+9%)	7mo	$200,000	$113	47
2018 Tebeau St	0.53mi	3/2.0	1,777 (+9%)	15mo	$167,000	$94	44
705 E Waring St	0.66mi	3/2.0	1,436 (-12%)	6mo	$212,000	$148	40
1101 Crosby St	0.61mi	3/2.0	1,421 (-13%)	8mo	$900,000	$633	39
402 Spurgeon St	0.64mi	2/1.0 (-1)	1,480 (-9%)	15mo	$140,500	$95	37
1405 Bunche St	0.57mi	3/2.0	1,394 (-15%)	13mo	$80,000	$57	34

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: 11.4%
• Equity multiple: 1.45×
• Total profit: $18,293
• Equity at exit: $21,620

10-year hold

• IRR: 20.4%
• Equity multiple: 2.72×
• Total profit: $69,690
• Equity at exit: $12,537

Cash invested: $40,600 (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: 114
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $656

Break-even live

Break-even rent $1,169

Max offer price $145,000

Occupancy floor 62%

Sensitivity live

Price	-10% $738	-5% $697	+0% $656	+5% $615	+10% $574
Rent	-10% $498	-5% $577	+0% $656	+5% $735	+10% $814
Rate	-1.0pp $729	-0.5pp $693	base $656	+0.5pp $619	+1.0pp $581

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Satilla Blvd Waycross, GA	3.0	2.0	1600	$2,000	$1.25	46d	1	1.49mi

Listing history 21 events

1. 2026-06-22
   days on market $145,000 Active 79 DOM
2. 2026-06-21
   days on market $145,000 Active 78 DOM
3. 2026-06-21
   days on market $145,000 Active 77 DOM
4. 2026-06-18
   days on market $145,000 Active 75 DOM
5. 2026-06-17
   days on market $145,000 Active 74 DOM
6. 2026-06-16
   days on market $145,000 Active 73 DOM
7. 2026-06-15
   days on market $145,000 Active 72 DOM
8. 2026-06-13
   days on market $145,000 Active 70 DOM
9. 2026-06-12
   days on market $145,000 Active 69 DOM
10. 2026-06-09
    days on market $145,000 Active 66 DOM
11. 2026-06-09
    remarks 264-char remark
12. 2026-06-08
    days on market $145,000 Active 65 DOM
13. 2026-06-07
    days on market $145,000 Active 64 DOM
14. 2026-06-04
    days on market $145,000 Active 60 DOM
15. 2026-06-02
    days on market $145,000 Active 59 DOM
16. 2026-06-01
    days on market $145,000 Active 58 DOM
17. 2026-05-31
    days on market $145,000 Active 57 DOM
18. 2026-05-31
    days on market $145,000 Active 56 DOM
19. 2026-04-07
    status Active 249-char remark

    Show marketing remark (249 chars)

    Charming 3BR/2BA home with approx. 1,632 sq ft on a 0.28-acre lot. Features include a spacious living/dining area, bonus room, and large yard. Great opportunity for first-time buyers or investors—conveniently located near schools and shopping.

20. 2026-03-30
    status Pending 249-char remark

    Show marketing remark (249 chars)

    Charming 3BR/2BA home with approx. 1,632 sq ft on a 0.28-acre lot. Features include a spacious living/dining area, bonus room, and large yard. Great opportunity for first-time buyers or investors—conveniently located near schools and shopping.

21. 2026-03-27
    listed $145,000 Active 249-char remark

    Show marketing remark (249 chars)

    Charming 3BR/2BA home with approx. 1,632 sq ft on a 0.28-acre lot. Features include a spacious living/dining area, bonus room, and large yard. Great opportunity for first-time buyers or investors—conveniently located near schools and shopping.

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,334 · $111/mo
• Expected delta: +$101/yr (+$8/mo · 8.2%)

ⓘ 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 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$8,122
• − Property taxes: −$1,233
• − Insurance: −$725
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$4,218
• Taxable income: $5,861
• Est. tax owed @ 24.0%: −$1,407
• After-tax cash flow: $6,470/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 — Waycross

• Score: 55/100
• State rank: #519
• US rank: #23458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waycross, GA
• City population: 36,207
• 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

3 events — show timeline

• 2026-04-07 Relisted — GIAR
• 2026-03-30 Pending — GIAR
• 2026-03-27 Listed $145,000 GIAR

Property tax history

+6.2%/yr

Latest (2025): $1,233 · +14.7% YoY. Source: county tax records.