520 Powell Rd · Blakely, GA 39823

$35,000

3 bd · 1.0 ba · 2,704 sqft · SingleFamily public records · 31 Days on market

Built 1937 1.00 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Attention Investors & Flippers: Grab your next project on a spacious one-acre lot at 520 Powell Road, Blakely, Georgia. Offering a spacious floorplan with with 3 bedrooms and 2 bathrooms, this property is ready for a complete transformation. Whether you are looking for your next fix-and-flip project or you're a savvy handyman owner-occupant wanting to build sweat equity, this diamond in the rough offers the ideal canvas. Seller may or may NOT clean out property prior to settlement. Seller requests that Buyer use Seller's Closing Attorney.

Key facts

• 1 acre lot
• Built 1937
• Listed 30 days

Property features AI

Finance

• Other: Tax/legal description notes 1.00 acre

Exterior

• Utilities: Electricity available; Water source: other; Sewer: other
• Home design: One-level home
• Construction: Wood siding exterior; Metal roof; Block foundation; Property condition: fixer
• Exterior features: Private yard; Patio

Interior

• Kitchen: Kitchen features: none specified; Appliances: other
• Bedrooms: Three main-level bedrooms; Bedroom features: none specified
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms (both on the main level); Master bath: none specified
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: No shared/common walls; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $800 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#476 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety D, crime F, amenities F.
• Early County (town): math 16% / reading 19% proficiency, ranked #150 of 174 in GA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Early County Elementary School (math 22% / reading 18%, grade F, #865 of 1,228 statewide, top 71%, 731 students, 100% FRL); Early County Middle School (math 13% / reading 22%, grade F, #377 of 470 statewide, top 81%, 386 students, 100% FRL); Early County High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 551 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 29 active listings in the ZIP; 11 units permitted in Early County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $172 of equity ($242 loan paydown + $-70 appreciation (-0.2% local appreciation)).
• Early County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.67% ✓
• Cap rate: 33.73%
• Cash-on-cash: 97.97%
• DSCR: 5.36
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.06×
• Total profit: $49,611
• Equity at exit: $9,814

10-year hold

• IRR: —
• Equity multiple: 12.54×
• Total profit: $113,056
• Equity at exit: $11,522

Cash invested: $9,800 (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 39823

• Home prices YoY: -0.1%
• Active inventory: 29
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$17 /mo · $200/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $800

Break-even live

Break-even rent $272

Max offer price $35,000

Occupancy floor 33%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $35,000 Active 31 DOM
2. 2026-06-17
   days on market $35,000 Active 30 DOM
3. 2026-06-16
   days on market $35,000 Active 29 DOM
4. 2026-06-15
   days on market $35,000 Active 28 DOM
5. 2026-06-13
   days on market $35,000 Active 26 DOM
6. 2026-06-12
   days on market $35,000 Active 25 DOM
7. 2026-06-09
   days on market $35,000 Active 22 DOM
8. 2026-06-08
   days on market $35,000 Active 21 DOM
9. 2026-06-07
   days on market $35,000 Active 20 DOM
10. 2026-06-05
    days on market $35,000 Active 18 DOM
11. 2026-06-04
    days on market $35,000 Active 16 DOM
12. 2026-06-02
    days on market $35,000 Active 15 DOM
13. 2026-06-01
    pricedays on market $35,000 Active 14 DOM
14. 2026-05-31
    days on market $40,000 Active 13 DOM
15. 2026-05-31
    days on market $40,000 Active 12 DOM
16. 2026-05-18
    listed $40,000 Active

    Show marketing remark (548 chars)

    Attention Investors & Flippers: Grab your next project on a spacious one-acre lot at 520 Powell Road, Blakely, Georgia. Offering a spacious floorplan with with 3 bedrooms and 2 bathrooms, this property is ready for a complete transformation. Whether you are looking for your next fix-and-flip project or you're a savvy handyman owner-occupant wanting to build sweat equity, this diamond in the rough offers the ideal canvas. Seller may or may NOT clean out property prior to settlement. Seller requests that Buyer use Seller's Closing Attorney.

17. 2026-05-18
    listed $40,000 New 548-char remark

    Show marketing remark (548 chars)

    Attention Investors & Flippers: Grab your next project on a spacious one-acre lot at 520 Powell Road, Blakely, Georgia. Offering a spacious floorplan with with 3 bedrooms and 2 bathrooms, this property is ready for a complete transformation. Whether you are looking for your next fix-and-flip project or you're a savvy handyman owner-occupant wanting to build sweat equity, this diamond in the rough offers the ideal canvas. Seller may or may NOT clean out property prior to settlement. Seller requests that Buyer use Seller's Closing Attorney.

ⓘ 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: $200 · $17/mo
• Projected year-2 tax: $322 · $27/mo
• Expected delta: +$122/yr (+$10/mo · 61.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,416
• − Mortgage interest: −$1,961
• − Property taxes: −$200
• − Insurance: −$175
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$1,018
• Taxable income: $9,596
• Est. tax owed @ 24.0%: −$2,303
• After-tax cash flow: $7,298/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: Early County
• NCES district ID: 1301920
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $30,207
• Composite: 13.94/100
• National rank: #9478
• State rank: #150 of 174 in GA

Livability — Blakely

• Score: 57/100
• State rank: #476
• US rank: #22306

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,635

Population outlook (Early County) Hauer SSP2

• Today (2025): 9,375 people
• By 2030: 8,784 · -6.3%
• By 2040: 7,706 · -17.8%
• By 2050: 6,794 · -27.5%
• By 2075: 5,139 · -45.2%
• By 2100: 3,988 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (53%)
• Race & ethnicity: Black 53% White 44% Two or more races 2%
• Common ancestry: Italian 1% Lithuanian 1% Russian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Early

• 2024 margin: R (+11.5) · D 44.2% · R 55.7%
• 2008→2024 swing: -9.5pp toward R · 2008: -2.0pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+5.0 2016: R+8.1 2012: D+3.9 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.20%
• Current HPI: 172.576
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $40,000 GAMLS
• 2026-05-18 Listed $40,000 FMLS

Property tax history

+0.1%/yr

Latest (2025): $200 · +44.4% YoY. Source: county tax records.