513 Washington St · Bainbridge, GA 39819

$85,000

3 bd · 2.0 ba · 1,601 sqft · Other public records · 40 Days on market

Built 1900 1,601 ac lot $53/sqft · 45% below area Est $155k · 45% 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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FANTASTIC OLDER HOME – You'll be delighted with the spaciousness and charm of this recently remodeled older home built in 1900. This 3 bedroom, 2 bath home has beautiful hardwood floors and high ceilings, new heating and cooling system and so much more. Want more detail on how to make this house your own? Give us a call!!

Key facts

• High ceiling
• Detached carport
• Large front porch

Tags

• HISTORIC HOME
• HARDWOOD FLOORS
• LARGE FRONT PORCH
• DETACHED CARPORT
• HIGH CEILING

Property features AI

Exterior

• Parking: Detached carport
• Utilities: Sewer connected
• Home design: Single-family residence; One story
• Construction: Wood siding; Shingle roof; Built as wood-frame construction
• Exterior features: Front porch; Outbuilding on property

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit cooling
• Interior features: High ceilings; Fireplace in bedroom
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 3.5% in Bainbridge — 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 60/100 on livability (#390 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Decatur County (town): math 27% / reading 31% proficiency, ranked #102 of 174 in GA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 138 units permitted in Decatur County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Decatur County population projected at -17% 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $65k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $85k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1900 — 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: 1.82% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.40%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $155,171
• List price: $85,000
• Delta: -45.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.3%
• Equity multiple: 2.09×
• Total profit: $25,921
• Equity at exit: $12,674

10-year hold

• IRR: 33.9%
• Equity multiple: 4.10×
• Total profit: $73,767
• Equity at exit: $7,349

Cash invested: $23,800 (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 39819

• Home prices YoY: -15.6%
• Active inventory: 39
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $623

Break-even live

Break-even rent $757

Max offer price $85,000

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 S West St Bainbridge, GA	1.0–3.0	1.0–2.0	912	$1,545	$1.69	44d	1	0.89mi

Listing history 16 events

1. 2026-06-15
   days on market $85,000 Active 40 DOM
2. 2026-06-13
   days on market $85,000 Active 38 DOM
3. 2026-06-12
   days on market $85,000 Active 37 DOM
4. 2026-06-09
   days on market $85,000 Active 34 DOM
5. 2026-06-08
   days on market $85,000 Active 33 DOM
6. 2026-06-07
   days on market $85,000 Active 32 DOM
7. 2026-06-04
   remarks 287-char remark
8. 2026-06-04
   pricestatus $85,000 Active 28 DOM
9. 2026-05-05
   price $135,000 286-char remark
10. 2026-04-23
    listed $150,000 Active 286-char remark
11. 2014-08-28
    soldstatus $60,000
12. 2014-08-26
    soldstatus $60,000 329-char remark

    Show marketing remark (329 chars)

    FANTASTIC OLDER HOME – You'll be delighted with the spaciousness and charm of this recently remodeled older home built in 1900. This 3 bedroom, 2 bath home has beautiful hardwood floors and high ceilings, new heating and cooling system and so much more. Want more detail on how to make this house your own? Give us a call!!

13. 2013-09-17
    listed $65,900 329-char remark

    Show marketing remark (329 chars)

    FANTASTIC OLDER HOME – You'll be delighted with the spaciousness and charm of this recently remodeled older home built in 1900. This 3 bedroom, 2 bath home has beautiful hardwood floors and high ceilings, new heating and cooling system and so much more. Want more detail on how to make this house your own? Give us a call!!

14. 2009-11-04
    soldstatus $80,000
15. 2005-06-03
    soldstatus $46,000
16. 2000-03-23
    soldstatus $46,000

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,399 · $117/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,540
• − Mortgage interest: −$4,761
• − Property taxes: −$1,399
• − Insurance: −$425
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$2,473
• Taxable income: $6,515
• Est. tax owed @ 24.0%: −$1,564
• After-tax cash flow: $5,910/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: Decatur County
• NCES district ID: 1301710
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $33,273
• Composite: 23.76/100
• National rank: #7816
• State rank: #102 of 174 in GA

Livability — Bainbridge

• Score: 60/100
• State rank: #390
• US rank: #19507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bainbridge, GA
• Population (ZIP): 11,571

Population outlook (Decatur County) Hauer SSP2

• Today (2025): 25,871 people
• By 2030: 25,032 · -3.2%
• By 2040: 23,214 · -10.3%
• By 2050: 21,397 · -17.3%
• By 2075: 17,480 · -32.4%
• By 2100: 13,791 · -46.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 45% White 44% Hispanic / Latino 7% Two or more races 4% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Decatur

• 2024 margin: Strong R (+24.0) · D 37.9% · R 61.8%
• 2008→2024 swing: -9.8pp toward R · 2008: -14.1pp · 2024: -24.0pp
• All cycles: 2024: R+24.0 2020: R+17.0 2016: R+18.6 2012: R+11.8 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.85%
• Current HPI: 189.0996
• 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

+8.7% since first listed

12 events — show timeline

• 2026-06-15 Sold (MLS) $50,000 TABRMLS
• 2026-06-03 Relisted — TABRMLS
• 2026-06-03 Price Changed $85,000 TABRMLS
• 2026-05-22 Delisted — TABRMLS
• 2026-05-05 Price Changed $135,000 TABRMLS
• 2026-04-23 Listed $150,000 TABRMLS
• 2014-08-28 Sold (Public Records) $60,000 Public Records
• 2014-08-26 Sold (MLS) $60,000 SWGABOR
• 2013-09-17 Listed $65,900 SWGABOR
• 2009-11-04 Sold (Public Records) $80,000 Public Records
• 2005-06-03 Sold (Public Records) $46,000 Public Records
• 2000-03-23 Sold (Public Records) $46,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,399 · +23.1% YoY. Source: county tax records.