506 Oglesby St · Quitman, GA 31643

$60,250

3 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 61 Days on market

Built 1990 6,970 sqft lot ↓ 23% since listing

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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 +5.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Great opportunity to purchase a 3-bedroom, 1 bath brick home with nice yard and 2 living areas! The kitchen is central to the living room and family rooms with plenty of cabinet and countertop space. The home is financeable with conventional financing or cash. This home is being sold in an upcoming online auction event at Xome, contact your real estate agent for more information. Home is being sold as-is, where-is with no due diligence period. No utilities will be turned on.

Key facts

• Central kitchen
• Brick home
• 2 living areas

Tags

• BRICK HOME
• 2 LIVING AREAS
• CENTRAL KITCHEN
• PLENTY OF CABINET SPACE
• PLENTY OF COUNTERTOP SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $57k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#462 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools F, amenities F, commute F.
• Brooks County (rural): math 15% / reading 15% proficiency, ranked #160 of 174 in GA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 57 active listings in the ZIP; 39 units permitted in Brooks County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $970 of equity ($416 loan paydown + $554 appreciation (0.9% local appreciation)).
• Brooks County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,635 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
6. 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.
7. 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: 2.64% ✓
• Cap rate: 22.40%
• Cash-on-cash: 57.54%
• DSCR: 3.56
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $122,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Oglesby St	0.00mi	3/1.0	1,275 (0%)	1mo	$47,500	$37	99
1100 N Reddick St	0.24mi	3/1.0	1,300 (+2%)	19mo	$125,000	$96	70
208 Pine St	0.48mi	3/1.5	1,385 (+9%)	9mo	$125,000	$90	54
101 Second St	0.73mi	3/1.5	1,185 (-7%)	12mo	$149,900	$126	42

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

Projected returns pro-forma

0.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.3%
• Equity multiple: 4.11×
• Total profit: $52,452
• Equity at exit: $20,318

10-year hold

• IRR: 61.6%
• Equity multiple: 8.30×
• Total profit: $123,209
• Equity at exit: $26,808

Cash invested: $16,870 (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 31643

• Home prices YoY: 0.5%
• Active inventory: 57
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,588 medium
• Mortgage (P&I): −$316
• Tax from tax record: −$105 /mo · $1,259/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $809

Break-even live

Break-even rent $565

Max offer price $60,250

Occupancy floor 44%

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: $15,062
• Closing costs: $1,808
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-02-27
   status Pending
2. 2026-02-24
   price $60,250
3. 2026-02-04
   price $65,250
4. 2026-01-17
   price $69,900
5. 2025-12-26
   listed $78,000 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: $1,259 · $105/mo
• Projected year-2 tax: $1,259 · $105/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,061
• − Mortgage interest: −$3,375
• − Property taxes: −$1,259
• − Insurance: −$301
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$1,753
• Taxable income: $9,324
• Est. tax owed @ 24.0%: −$2,238
• After-tax cash flow: $7,469/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: Brooks County
• NCES district ID: 1300540
• Math proficiency: 15% ▼ -7.00%
• Reading proficiency: 15% ▼ -8.00%
• Median HH income: $35,963
• Composite: 12.43/100
• National rank: #9628
• State rank: #160 of 174 in GA

Livability — Quitman

• Score: 57/100
• State rank: #462
• US rank: #21941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quitman, GA
• City population: 9,848
• Population (ZIP): 9,848

Population outlook (Brooks County) Hauer SSP2

• Today (2025): 14,339 people
• By 2030: 13,497 · -5.9%
• By 2040: 11,787 · -17.8%
• By 2050: 10,100 · -29.6%
• By 2075: 6,878 · -52.0%
• By 2100: 5,056 · -64.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Black 42% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Brooks

• 2024 margin: Strong R (+26.8) · D 36.5% · R 63.2%
• 2008→2024 swing: -13.3pp toward R · 2008: -13.5pp · 2024: -26.8pp
• All cycles: 2024: R+26.8 2020: R+20.7 2016: R+18.7 2012: R+6.3 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.92%
• Current HPI: 206.3145
• 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

-22.8% since first listed

5 events — show timeline

• 2026-02-27 Pending — SGMLS
• 2026-02-24 Price Changed $60,250 SGMLS
• 2026-02-04 Price Changed $65,250 SGMLS
• 2026-01-17 Price Changed $69,900 SGMLS
• 2025-12-26 Listed $78,000 SGMLS

Property tax history

+7.6%/yr

Latest (2025): $1,259 · +14.3% YoY. Source: county tax records.