2122 Lakeview Dr · Waycross, GA 31501

$179,500

3 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 85 Days on market

Built 1973 0.25 ac lot Est $175k · at est.

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Why this score? — see what drove the C 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +6.4/15.0
• 1% rule +6.1/10.0
• 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

Welcome home to this beautifully refreshed 4-bedroom, 2-bathroom ranch that blends modern updates with classic Southern charm. Step inside to find a freshly painted interior, brand-new LVT flooring throughout most of the home, and thoughtful touches like crown molding that give each room a custom, high-end feel. The spacious kitchen features a new dishwasher and plenty of room for cooking, gathering, and making memories. With four true bedrooms, you've got space for everyone-whether it's family, guests, a home office, or that dreamy hobby room you've been planning. Outside, the exterior has been tastefully updated to bring a clean, modern look while keeping the timeless appeal of this traditional ranch. The yard offers plenty of room to relax, garden, or entertain under the Georgia sunshine. This one is move-in ready, easy to love, and waiting on its next chapter. Come take a look-you'll feel right at home the minute you walk in. **Some photos are digitally staged.

Key facts

• Refreshed interior
• Updated exterior
• Spacious kitchen

Tags

• REFRESHED INTERIOR
• NEW LVT FLOORING
• CROWN MOLDING
• SPACIOUS KITCHEN
• NEW DISHWASHER
• UPDATED EXTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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-, schools D-, crime 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.
• Market conditions: 108 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 $5k 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.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $168,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $175,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2108 Screven Ave	0.12mi	3/2.0	1,485 (+10%)	7mo	$145,000	$98	71
1301 Morningside Dr	0.29mi	3/2.0	1,429 (+6%)	13mo	$181,300	$127	66
2112 Screven Ave	0.10mi	3/2.0	1,161 (-14%)	9mo	$153,000	$132	65
2706 Alice St	0.38mi	3/1.0	1,257 (-7%)	3mo	$149,900	$119	64
1704 Oconee Rd	0.37mi	2/2.0 (-1)	1,297 (-4%)	13mo	$200,000	$154	60
1107 Euclid Ave	0.58mi	2/1.0 (-1)	1,304 (-3%)	1mo	$169,500	$130	58
1303 Jasmine Cir	0.31mi	2/1.5 (-1)	1,257 (-7%)	12mo	$205,800	$164	58
610 Linwood Dr	0.74mi	3/2.0	1,380 (+2%)	11mo	$215,000	$156	52
352 Pineview Dr	0.59mi	3/1.0	1,297 (-4%)	17mo	$95,000	$73	48
2120 Tebeau St	0.70mi	3/1.5	1,488 (+10%)	1mo	$121,900	$82	47
1611 Tupelo Dr	0.40mi	2/1.0 (-1)	1,193 (-12%)	11mo	$160,000	$134	44
402 Spurgeon St	0.58mi	2/1.0 (-1)	1,480 (+10%)	15mo	$140,500	$95	35

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-7,044
• Equity at exit: $26,764

10-year hold

• IRR: 6.0%
• Equity multiple: 1.44×
• Total profit: $22,324
• Equity at exit: $15,520

Cash invested: $50,260 (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: 108
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $346

Break-even live

Break-even rent $1,562

Max offer price $179,500

Occupancy floor 78%

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: $44,875
• Closing costs: $5,385
• 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	43d	1	1.04mi

Listing history 17 events

1. 2026-05-11
   soldstatus $179,500 Sold 982-char remark

   Show marketing remark (982 chars)

   Welcome home to this beautifully refreshed 4-bedroom, 2-bathroom ranch that blends modern updates with classic Southern charm. Step inside to find a freshly painted interior, brand-new LVT flooring throughout most of the home, and thoughtful touches like crown molding that give each room a custom, high-end feel. The spacious kitchen features a new dishwasher and plenty of room for cooking, gathering, and making memories. With four true bedrooms, you've got space for everyone-whether it's family, guests, a home office, or that dreamy hobby room you've been planning. Outside, the exterior has been tastefully updated to bring a clean, modern look while keeping the timeless appeal of this traditional ranch. The yard offers plenty of room to relax, garden, or entertain under the Georgia sunshine. This one is move-in ready, easy to love, and waiting on its next chapter. Come take a look-you'll feel right at home the minute you walk in. **Some photos are digitally staged.

2. 2026-04-01
   status Pending
3. 2026-03-28
   status Under Contract 982-char remark

   Show marketing remark (982 chars)

   Welcome home to this beautifully refreshed 4-bedroom, 2-bathroom ranch that blends modern updates with classic Southern charm. Step inside to find a freshly painted interior, brand-new LVT flooring throughout most of the home, and thoughtful touches like crown molding that give each room a custom, high-end feel. The spacious kitchen features a new dishwasher and plenty of room for cooking, gathering, and making memories. With four true bedrooms, you've got space for everyone-whether it's family, guests, a home office, or that dreamy hobby room you've been planning. Outside, the exterior has been tastefully updated to bring a clean, modern look while keeping the timeless appeal of this traditional ranch. The yard offers plenty of room to relax, garden, or entertain under the Georgia sunshine. This one is move-in ready, easy to love, and waiting on its next chapter. Come take a look-you'll feel right at home the minute you walk in. **Some photos are digitally staged.

4. 2026-02-09
   price $179,500

   Show marketing remark (982 chars)

   Welcome home to this beautifully refreshed 4-bedroom, 2-bathroom ranch that blends modern updates with classic Southern charm. Step inside to find a freshly painted interior, brand-new LVT flooring throughout most of the home, and thoughtful touches like crown molding that give each room a custom, high-end feel. The spacious kitchen features a new dishwasher and plenty of room for cooking, gathering, and making memories. With four true bedrooms, you've got space for everyone-whether it's family, guests, a home office, or that dreamy hobby room you've been planning. Outside, the exterior has been tastefully updated to bring a clean, modern look while keeping the timeless appeal of this traditional ranch. The yard offers plenty of room to relax, garden, or entertain under the Georgia sunshine. This one is move-in ready, easy to love, and waiting on its next chapter. Come take a look-you'll feel right at home the minute you walk in. **Some photos are digitally staged.

5. 2026-02-09
   price $179,500 982-char remark

   Show marketing remark (982 chars)

   Welcome home to this beautifully refreshed 4-bedroom, 2-bathroom ranch that blends modern updates with classic Southern charm. Step inside to find a freshly painted interior, brand-new LVT flooring throughout most of the home, and thoughtful touches like crown molding that give each room a custom, high-end feel. The spacious kitchen features a new dishwasher and plenty of room for cooking, gathering, and making memories. With four true bedrooms, you've got space for everyone-whether it's family, guests, a home office, or that dreamy hobby room you've been planning. Outside, the exterior has been tastefully updated to bring a clean, modern look while keeping the timeless appeal of this traditional ranch. The yard offers plenty of room to relax, garden, or entertain under the Georgia sunshine. This one is move-in ready, easy to love, and waiting on its next chapter. Come take a look-you'll feel right at home the minute you walk in. **Some photos are digitally staged.

6. 2026-02-03
   price $187,500 982-char remark

   Show marketing remark (982 chars)

   Welcome home to this beautifully refreshed 4-bedroom, 2-bathroom ranch that blends modern updates with classic Southern charm. Step inside to find a freshly painted interior, brand-new LVT flooring throughout most of the home, and thoughtful touches like crown molding that give each room a custom, high-end feel. The spacious kitchen features a new dishwasher and plenty of room for cooking, gathering, and making memories. With four true bedrooms, you've got space for everyone-whether it's family, guests, a home office, or that dreamy hobby room you've been planning. Outside, the exterior has been tastefully updated to bring a clean, modern look while keeping the timeless appeal of this traditional ranch. The yard offers plenty of room to relax, garden, or entertain under the Georgia sunshine. This one is move-in ready, easy to love, and waiting on its next chapter. Come take a look-you'll feel right at home the minute you walk in. **Some photos are digitally staged.

7. 2026-01-19
   price $184,900
8. 2026-01-05
   listed $189,900 Active
9. 2026-01-01
   listed $189,900 New 982-char remark

   Show marketing remark (982 chars)

   Welcome home to this beautifully refreshed 4-bedroom, 2-bathroom ranch that blends modern updates with classic Southern charm. Step inside to find a freshly painted interior, brand-new LVT flooring throughout most of the home, and thoughtful touches like crown molding that give each room a custom, high-end feel. The spacious kitchen features a new dishwasher and plenty of room for cooking, gathering, and making memories. With four true bedrooms, you've got space for everyone-whether it's family, guests, a home office, or that dreamy hobby room you've been planning. Outside, the exterior has been tastefully updated to bring a clean, modern look while keeping the timeless appeal of this traditional ranch. The yard offers plenty of room to relax, garden, or entertain under the Georgia sunshine. This one is move-in ready, easy to love, and waiting on its next chapter. Come take a look-you'll feel right at home the minute you walk in. **Some photos are digitally staged.

10. 2025-12-29
    historical
11. 2025-11-25
    price $189,000
12. 2025-11-24
    listed $149,000 New
13. 2024-11-24
    historical
14. 2024-11-05
    price $149,000
15. 2024-10-23
    listed $157,000 Active
16. 2021-06-17
    soldstatus $89,900
17. 2021-04-02
    listed $89,900

ⓘ 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: $1,821 · $152/mo
• Projected year-2 tax: $1,821 · $152/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: −$10,055
• − Property taxes: −$1,821
• − Insurance: −$1,695
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$5,222
• Taxable income: $1,367
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $3,820/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

+99.7% since first listed

17 events — show timeline

• 2026-05-11 Sold (MLS) $179,500 GAMLS
• 2026-04-01 Pending — GIAR
• 2026-03-28 Pending — GAMLS
• 2026-02-09 Price Changed $179,500 GIAR
• 2026-02-09 Price Changed $179,500 GAMLS
• 2026-02-03 Price Changed $187,500 GAMLS
• 2026-01-19 Price Changed $184,900 GIAR
• 2026-01-05 Listed $189,900 GIAR
• 2026-01-01 Listed $189,900 GAMLS
• 2025-12-29 Listing Removed — GAMLS
• 2025-11-25 Price Changed $189,000 GAMLS
• 2025-11-24 Listed $149,000 GAMLS
• 2024-11-24 Listing Removed — GIAR
• 2024-11-05 Price Changed $149,000 GIAR
• 2024-10-23 Listed $157,000 GIAR
• 2021-06-17 Sold (MLS) $89,900 SEGAMLS
• 2021-04-02 Listed $89,900 SEGAMLS

Property tax history

+4.5%/yr

Latest (2025): $1,821 · +15.7% YoY. Source: county tax records.