201 Beetree Ave · Nashville, GA 31639

$79,000

3 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 139 Days on market

Built 1940 0.25 ac lot $70/sqft · 16% below area Est $135k · 41% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

201 E Betree Buyer St. & 505 N. Jefferson St. , Nashville, GA An exceptional opportunity in the heart of Nashville city limits! This unique offering includes two separate homes for one purchase, located just one block off N. Davis Street with convenient access to shopping, dining, and everyday amenities. The main residence at 201 E Betree Buyer St. features 3 bedrooms and 1 bath, while 505 N. Jefferson St. offers a 1-bedroom, 1-bath cottage—creating multiple streams of income potential. Both homes include metal roofs and low-maintenance vinyl siding and are separately metered water and sewer , making them well-suited for independent leasing. Ideal for owner-occupants looking to offset their mortgage, investors seeking dual rental income, or those wanting flexible living arrangements. Live in one, rent the other—or rent both. A smart opportunity offering two homes, one price, in a desirable in-town Nashville location. Owner financing available.

Key facts

• 0.25 acre lot
• Built 1940
• Listed 138 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 3.6% in Nashville — 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 70/100 on livability (#90 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime D-, amenities F.
• Berrien County (rural): math 48% / reading 44% proficiency, ranked #24 of 174 in GA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 77 active listings in the ZIP; 96 units permitted in Berrien County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Berrien County population projected at -23% 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $79k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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?
6. Crime grade is D 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: 1.57% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.05%
• DSCR: 2.20
• GRM: 5.3

CMA / ARV

• ARV (median comp): $134,543
• List price: $79,000
• Delta: -41.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Giddens Dr	0.21mi	3/1.0	1,148 (+2%)	10mo	$115,000	$100	79
301 Kirby Cir	0.43mi	3/2.0	1,092 (-3%)	3mo	$139,900	$128	69
500 Perkins Dr	0.18mi	3/1.0	1,040 (-8%)	14mo	$145,900	$140	67
734 N Taylor St	0.36mi	3/1.0	1,050 (-7%)	8mo	$149,900	$143	65
203 Guest Cir	0.42mi	3/1.5	1,050 (-7%)	6mo	$153,700	$146	63
508 Sharon Ave	0.45mi	3/1.0	1,200 (+7%)	13mo	$147,500	$123	57
402 Giddens Dr	0.19mi	2/2.5 (-1)	1,250 (+11%)	6mo	$110,000	$88	57
705 Beetree Ave	0.26mi	3/2.0	1,286 (+14%)	8mo	$83,950	$65	53
612 N Mathis St	0.34mi	2/1.0 (-1)	963 (-14%)	5mo	$40,000	$42	52
505 S Bartow St	0.61mi	3/2.0	1,174 (+4%)	18mo	$137,000	$117	45
807 Zimmerman St	0.71mi	3/2.0	1,075 (-4%)	15mo	$149,900	$139	43
613 Middle School Cir	0.64mi	3/2.0	1,008 (-10%)	10mo	$130,000	$129	40

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: 21.0%
• Equity multiple: 1.86×
• Total profit: $18,941
• Equity at exit: $11,779

10-year hold

• IRR: 29.1%
• Equity multiple: 3.59×
• Total profit: $57,312
• Equity at exit: $6,830

Cash invested: $22,120 (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 31639

• Home prices YoY: -8.3%
• Active inventory: 77
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $499

Break-even live

Break-even rent $612

Max offer price $79,000

Occupancy floor 55%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-03
   days on market $79,000 Active 139 DOM
2. 2026-06-02
   days on market $79,000 Active 138 DOM
3. 2026-06-01
   days on market $79,000 Active 137 DOM
4. 2026-05-31
   days on market $79,000 Active 136 DOM
5. 2026-05-30
   days on market $79,000 Active 135 DOM
6. 2026-03-05
   price $79,000 975-char remark

   Show marketing remark (975 chars)

   201 E Betree Buyer St. & 505 N. Jefferson St. , Nashville, GA An exceptional opportunity in the heart of Nashville city limits! This unique offering includes two separate homes for one purchase, located just one block off N. Davis Street with convenient access to shopping, dining, and everyday amenities. The main residence at 201 E Betree Buyer St. features 3 bedrooms and 1 bath, while 505 N. Jefferson St. offers a 1-bedroom, 1-bath cottage—creating multiple streams of income potential. Both homes include metal roofs and low-maintenance vinyl siding and are separately metered water and sewer , making them well-suited for independent leasing. Ideal for owner-occupants looking to offset their mortgage, investors seeking dual rental income, or those wanting flexible living arrangements. Live in one, rent the other—or rent both. A smart opportunity offering two homes, one price, in a desirable in-town Nashville location. Owner financing available.

7. 2026-01-14
   listed $84,900 Active 975-char remark

   Show marketing remark (975 chars)

   201 E Betree Buyer St. & 505 N. Jefferson St. , Nashville, GA An exceptional opportunity in the heart of Nashville city limits! This unique offering includes two separate homes for one purchase, located just one block off N. Davis Street with convenient access to shopping, dining, and everyday amenities. The main residence at 201 E Betree Buyer St. features 3 bedrooms and 1 bath, while 505 N. Jefferson St. offers a 1-bedroom, 1-bath cottage—creating multiple streams of income potential. Both homes include metal roofs and low-maintenance vinyl siding and are separately metered water and sewer , making them well-suited for independent leasing. Ideal for owner-occupants looking to offset their mortgage, investors seeking dual rental income, or those wanting flexible living arrangements. Live in one, rent the other—or rent both. A smart opportunity offering two homes, one price, in a desirable in-town Nashville location. Owner financing available.

8. 2025-07-01
   price $94,900
9. 2025-06-06
   price $99,000
10. 2021-12-30
    soldstatus $27,500
11. 2021-12-29
    soldstatus $27,500
12. 2021-10-27
    listed $35,000
13. 2019-10-01
    soldstatus $147,000
14. 2013-03-07
    soldstatus $50,231

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$294/yr (+$24/mo · 67.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°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 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,916
• − Mortgage interest: −$4,425
• − Property taxes: −$433
• − Insurance: −$395
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,298
• Taxable income: $4,978
• Est. tax owed @ 24.0%: −$1,195
• After-tax cash flow: $4,790/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: Berrien County
• NCES district ID: 1300390
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $33,858
• Composite: 37.95/100
• National rank: #4302
• State rank: #24 of 174 in GA

Livability — Nashville

• Score: 70/100
• State rank: #90
• US rank: #7347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashville, GA
• Population (ZIP): 10,635

Population outlook (Berrien County) Hauer SSP2

• Today (2025): 17,982 people
• By 2030: 17,282 · -3.9%
• By 2040: 15,676 · -12.8%
• By 2050: 13,876 · -22.8%
• By 2075: 9,689 · -46.1%
• By 2100: 6,430 · -64.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 12% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 1% · Philippines, Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Berrien

• 2024 margin: Solid R (+69.8) · D 15.0% · R 84.8%
• 2008→2024 swing: -16.6pp toward R · 2008: -53.2pp · 2024: -69.8pp
• All cycles: 2024: R+69.8 2020: R+66.5 2016: R+66.5 2012: R+57.7 2008: R+53.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.01%
• Current HPI: 210.1024
• 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

+57.3% since first listed

9 events — show timeline

• 2026-03-05 Price Changed $79,000 SGMLS
• 2026-01-14 Listed $84,900 SGMLS
• 2025-07-01 Price Changed $94,900 SGMLS
• 2025-06-06 Price Changed $99,000 SGMLS
• 2021-12-30 Sold (Public Records) $27,500 Public Records
• 2021-12-29 Sold (MLS) $27,500 TBOR
• 2021-10-27 Listed $35,000 TBOR
• 2019-10-01 Sold (Public Records) $147,000 Public Records
• 2013-03-07 Sold (Public Records) $50,231 Public Records

Property tax history

+3.1%/yr

Latest (2025): $433 · +0.0% YoY. Source: county tax records.