872 Chester Hwy · Eastman, GA 31023

$159,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 29 Days on market

Built 1995 Good condition 1.72 ac lot

---

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 +17.6/30.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Welcome to this beautifully updated 3-bedroom, 2-bath home situated on 1.72 acres with the space and freedom that country living provides. This move-in ready property has been almost completely updated, offering buyers the opportunity to enjoy modern improvements without the stress and expense of major renovations. Inside, you'll find refreshed living spaces with an inviting, updated feel throughout. Outside, the home features both a covered front porch and a back deck, creating the perfect spots to enjoy morning coffee, entertain guests, or simply relax and take in the peaceful surroundings. The spacious 1.72-acre lot provides room for outdoor activities, all while being conveniently locat

Key facts

• Covered front porch
• Updated improvements
• 1.72 acres

Tags

• COVERED FRONT PORCH
• BACK DECK
• 1.72 ACRES
• UPDATED IMPROVEMENTS
• REFRESHED LIVING SPACES
• PEACEFUL SURROUNDINGS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Side/rear entrance
• Utilities: Well water; Septic tank; Electricity available; High-speed internet available; Water available
• Home design: Single-family residence; One story; Updated/remodeled
• Construction: Built in 1995; Vinyl siding; Composition roof; 1152 square feet of finished above-grade living area
• Exterior features: Front porch; Corner, level lot

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Other
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Rear stairs; Separate shower; Soaking tub; Split-bedroom floor plan; Crawl space basement; Dining room and living room combined
• Laundry & utility: Mud room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (2.6% below list).
• Recommended offer: $155k (2.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#333 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Dodge County (rural): math 18% / reading 26% proficiency, ranked #139 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 73 active listings in the ZIP; 13 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (8.8% local appreciation)).
• Dodge County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,823 (2.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.83×
• Total profit: $81,605
• Equity at exit: $129,485

10-year hold

• IRR: 21.7%
• Equity multiple: 6.20×
• Total profit: $231,682
• Equity at exit: $265,786

Cash invested: $44,520 (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 31023

• Home prices YoY: 4.2%
• Active inventory: 73
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $124

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 87%

Sensitivity live

Price	-10% $234	-5% $179	+0% $124	+5% $69	+10% $14
Rent	-10% $2	-5% $63	+0% $124	+5% $185	+10% $247
Rate	-1.0pp $204	-0.5pp $165	base $124	+0.5pp $83	+1.0pp $41

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $159,000 Active 29 DOM
2. 2026-06-18
   days on market $159,000 Active 27 DOM
3. 2026-06-17
   days on market $159,000 Active 26 DOM
4. 2026-06-16
   days on market $159,000 Active 25 DOM
5. 2026-06-15
   days on market $159,000 Active 24 DOM
6. 2026-06-13
   days on market $159,000 Active 22 DOM
7. 2026-06-12
   days on market $159,000 Active 21 DOM
8. 2026-06-09
   days on market $159,000 Active 18 DOM
9. 2026-06-08
   days on market $159,000 Active 17 DOM
10. 2026-06-07
    days on market $159,000 Active 16 DOM
11. 2026-06-07
    statusdays on market $159,000 Active 15 DOM
12. 2026-06-04
    days on market $159,000 New 12 DOM
13. 2026-06-02
    days on market $159,000 New 11 DOM
14. 2026-06-01
    days on market $159,000 New 10 DOM
15. 2026-05-31
    days on market $159,000 New 9 DOM
16. 2026-05-31
    days on market $159,000 New 8 DOM
17. 2026-05-20
    listed $159,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $18,579
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$4,625
• Taxable loss: −$1,106
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $1,757/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.

Condition & rehab AI · 30 photos

Good 80/100 Cosmetic rehab

This move-in ready home has been almost completely updated, offering a modern and inviting interior with fresh paint and updated fixtures. The spacious 1.72-acre lot provides ample outdoor space for relaxation and activities.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal — Well-maintained lawn and landscaping improve curb appeal
• Both Add a small garden or flower bed — Enhances curb appeal and adds aesthetic value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal — Well-maintained lawn and landscaping improve curb appeal ↑
• Both Add a small garden or flower bed — Enhances curb appeal and adds aesthetic value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dodge County
• NCES district ID: 1301770
• Math proficiency: 18% ▼ -21.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $34,856
• Composite: 18.1/100
• National rank: #8971
• State rank: #139 of 174 in GA

Livability — Eastman

• Score: 61/100
• State rank: #333
• US rank: #17509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,257

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 19,669 people
• By 2030: 18,784 · -4.5%
• By 2040: 16,878 · -14.2%
• By 2050: 14,837 · -24.6%
• By 2075: 9,804 · -50.2%
• By 2100: 5,885 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 25% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+49.9) · D 24.9% · R 74.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -35.9pp · 2024: -49.9pp
• All cycles: 2024: R+49.9 2020: R+45.5 2016: R+45.5 2012: R+35.9 2008: R+35.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.79%
• Current HPI: 216.6501
• 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

1 event — show timeline

• 2026-05-20 Listed $159,000 GAMLS