1107 Euclid Ave · Waycross, GA 31501

$164,500

3 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 6 Days on market

Built 1949 10,454 sqft lot Est $172k · 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 +23.9/30.0
• ARV discount +9.5/15.0
• DSCR +7.7/10.0
• 1% rule +5.1/10.0
• 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

Discover your perfect haven in the desirable Cherokee Heights neighborhood! This delightful home is ideally located near a tranquil park, providing a serene backdrop for your daily adventures. With 2 spacious bedrooms, plus a bonus room that can easily convert into a third bedroom, there's ample space for your growing needs. The galley kitchen is both functional and stylish, boasting a convenient pantry for all your culinary delights. Step onto the gorgeous hardwood flooring that exudes timeless charm throughout. The bedrooms offer double closets, ensuring an abundance of storage space. Cozy up by the inviting fireplace on chilly evenings, while the bonus room showcases its original tongue and groove hardwood walls, complemented by built-in bookcases for all your literary treasures. Embrace the joys of outdoor living with the screened-in back porch, an idyllic spot for entertaining guests or simply relishing moments of relaxation. Furthermore, the fenced yard offers security

Key facts

• Covered carport
• Front porch
• Fenced backyard

Tags

• FENCED BACKYARD
• COVERED CARPORT
• FRONT PORCH
• HARDWOOD FLOORS
• WOOD BURNING BRICK FIREPLACE
• DESIGNATED DINING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Cap rate 8.6% 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: 113 active listings in the ZIP; 2 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,500

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.01% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $172,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 Euclid Ave	0.00mi	2/1.0 (-1)	1,304 (0%)	1mo	$169,500	$130	94
1205 Anguilla St	0.46mi	3/1.5	1,309 (+0%)	15mo	$181,500	$139	64
1208 Richmond Ave	0.24mi	3/1.5	1,178 (-10%)	10mo	$165,000	$140	62
1611 Tupelo Dr	0.29mi	2/1.0 (-1)	1,193 (-8%)	11mo	$160,000	$134	58
1704 Oconee Rd	0.48mi	2/2.0 (-1)	1,297 (-0%)	13mo	$200,000	$154	56
707 Magnolia Dr	0.49mi	2/1.5 (-1)	1,258 (-4%)	13mo	$63,000	$50	54
352 Pineview Dr	0.73mi	3/1.0	1,297 (-0%)	17mo	$95,000	$73	51
1303 Jasmine Cir	0.57mi	2/1.5 (-1)	1,257 (-4%)	12mo	$205,800	$164	51
1301 Morningside Dr	0.50mi	3/2.0	1,429 (+10%)	13mo	$181,300	$127	46
2112 Screven Ave	0.59mi	3/2.0	1,161 (-11%)	9mo	$153,000	$132	42
2108 Screven Ave	0.57mi	3/2.0	1,485 (+14%)	7mo	$145,000	$98	40
709 Central Ave	0.60mi	4/2.0 (+1)	1,360 (+4%)	23mo	$145,000	$107	36

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: $-6,327
• Equity at exit: $24,527

10-year hold

• IRR: 6.0%
• Equity multiple: 1.44×
• Total profit: $20,484
• Equity at exit: $14,223

Cash invested: $46,060 (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: 113
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$863
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $320

Break-even live

Break-even rent $1,252

Max offer price $164,500

Occupancy floor 76%

Sensitivity live

Price	-10% $413	-5% $367	+0% $320	+5% $274	+10% $227
Rent	-10% $189	-5% $255	+0% $320	+5% $386	+10% $451
Rate	-1.0pp $403	-0.5pp $362	base $320	+0.5pp $278	+1.0pp $234

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Satilla Blvd Waycross, GA	3.0	2.0	1600	$2,000	$1.25	44d	1	0.62mi
801 Naomi St Waycross, GA	2.0–4.0	1.0–2.0	1109	$875	$0.79	44d	1	1.48mi

Listing history 14 events

1. 2026-04-20
   status Pending
2. 2026-04-14
   listed $164,500 Active
3. 2023-08-01
   soldstatus $150,000
4. 2023-07-31
   soldstatus $150,000 Closed 989-char remark

   Show marketing remark (1149 chars)

   Discover your perfect haven in the desirable Cherokee Heights neighborhood! This delightful home is ideally located near a tranquil park, providing a serene backdrop for your daily adventures. With 2 spacious bedrooms, plus a bonus room that can easily convert into a third bedroom, there's ample space for your growing needs. The galley kitchen is both functional and stylish, boasting a convenient pantry for all your culinary delights. Step onto the gorgeous hardwood flooring that exudes timeless charm throughout. The bedrooms offer double closets, ensuring an abundance of storage space. Cozy up by the inviting fireplace on chilly evenings, while the bonus room showcases its original tongue and groove hardwood walls, complemented by built-in bookcases for all your literary treasures. Embrace the joys of outdoor living with the screened-in back porch, an idyllic spot for entertaining guests or simply relishing moments of relaxation. Furthermore, the fenced yard offers both privacy and security, making it a haven for children and pets alike. Don't let this opportunity slip away - seize the chance to make this enchanting home your own!

5. 2023-07-31
   soldstatus $150,000 Closed 1149-char remark

   Show marketing remark (1149 chars)

   Discover your perfect haven in the desirable Cherokee Heights neighborhood! This delightful home is ideally located near a tranquil park, providing a serene backdrop for your daily adventures. With 2 spacious bedrooms, plus a bonus room that can easily convert into a third bedroom, there's ample space for your growing needs. The galley kitchen is both functional and stylish, boasting a convenient pantry for all your culinary delights. Step onto the gorgeous hardwood flooring that exudes timeless charm throughout. The bedrooms offer double closets, ensuring an abundance of storage space. Cozy up by the inviting fireplace on chilly evenings, while the bonus room showcases its original tongue and groove hardwood walls, complemented by built-in bookcases for all your literary treasures. Embrace the joys of outdoor living with the screened-in back porch, an idyllic spot for entertaining guests or simply relishing moments of relaxation. Furthermore, the fenced yard offers both privacy and security, making it a haven for children and pets alike. Don't let this opportunity slip away - seize the chance to make this enchanting home your own!

6. 2023-07-07
   status Pending 1149-char remark

   Show marketing remark (1149 chars)

   Discover your perfect haven in the desirable Cherokee Heights neighborhood! This delightful home is ideally located near a tranquil park, providing a serene backdrop for your daily adventures. With 2 spacious bedrooms, plus a bonus room that can easily convert into a third bedroom, there's ample space for your growing needs. The galley kitchen is both functional and stylish, boasting a convenient pantry for all your culinary delights. Step onto the gorgeous hardwood flooring that exudes timeless charm throughout. The bedrooms offer double closets, ensuring an abundance of storage space. Cozy up by the inviting fireplace on chilly evenings, while the bonus room showcases its original tongue and groove hardwood walls, complemented by built-in bookcases for all your literary treasures. Embrace the joys of outdoor living with the screened-in back porch, an idyllic spot for entertaining guests or simply relishing moments of relaxation. Furthermore, the fenced yard offers both privacy and security, making it a haven for children and pets alike. Don't let this opportunity slip away - seize the chance to make this enchanting home your own!

7. 2023-07-04
   historical 989-char remark

   Show marketing remark (989 chars)

   Discover your perfect haven in the desirable Cherokee Heights neighborhood! This delightful home is ideally located near a tranquil park, providing a serene backdrop for your daily adventures. With 2 spacious bedrooms, plus a bonus room that can easily convert into a third bedroom, there's ample space for your growing needs. The galley kitchen is both functional and stylish, boasting a convenient pantry for all your culinary delights. Step onto the gorgeous hardwood flooring that exudes timeless charm throughout. The bedrooms offer double closets, ensuring an abundance of storage space. Cozy up by the inviting fireplace on chilly evenings, while the bonus room showcases its original tongue and groove hardwood walls, complemented by built-in bookcases for all your literary treasures. Embrace the joys of outdoor living with the screened-in back porch, an idyllic spot for entertaining guests or simply relishing moments of relaxation. Furthermore, the fenced yard offers security

8. 2023-06-27
   listed $150,000 989-char remark

   Show marketing remark (989 chars)

   Discover your perfect haven in the desirable Cherokee Heights neighborhood! This delightful home is ideally located near a tranquil park, providing a serene backdrop for your daily adventures. With 2 spacious bedrooms, plus a bonus room that can easily convert into a third bedroom, there's ample space for your growing needs. The galley kitchen is both functional and stylish, boasting a convenient pantry for all your culinary delights. Step onto the gorgeous hardwood flooring that exudes timeless charm throughout. The bedrooms offer double closets, ensuring an abundance of storage space. Cozy up by the inviting fireplace on chilly evenings, while the bonus room showcases its original tongue and groove hardwood walls, complemented by built-in bookcases for all your literary treasures. Embrace the joys of outdoor living with the screened-in back porch, an idyllic spot for entertaining guests or simply relishing moments of relaxation. Furthermore, the fenced yard offers security

9. 2023-06-24
   listed $150,000 Active 1149-char remark

   Show marketing remark (1149 chars)

   Discover your perfect haven in the desirable Cherokee Heights neighborhood! This delightful home is ideally located near a tranquil park, providing a serene backdrop for your daily adventures. With 2 spacious bedrooms, plus a bonus room that can easily convert into a third bedroom, there's ample space for your growing needs. The galley kitchen is both functional and stylish, boasting a convenient pantry for all your culinary delights. Step onto the gorgeous hardwood flooring that exudes timeless charm throughout. The bedrooms offer double closets, ensuring an abundance of storage space. Cozy up by the inviting fireplace on chilly evenings, while the bonus room showcases its original tongue and groove hardwood walls, complemented by built-in bookcases for all your literary treasures. Embrace the joys of outdoor living with the screened-in back porch, an idyllic spot for entertaining guests or simply relishing moments of relaxation. Furthermore, the fenced yard offers both privacy and security, making it a haven for children and pets alike. Don't let this opportunity slip away - seize the chance to make this enchanting home your own!

10. 2020-07-28
    soldstatus $94,500
11. 2020-07-27
    soldstatus $94,500
12. 2020-07-27
    soldstatus $94,500
13. 2020-05-16
    listed $104,200
14. 2020-05-16
    listed $104,200

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $1,513 · $126/mo
• Expected delta: +$821/yr (+$68/mo · 118.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $19,885
• − Mortgage interest: −$9,215
• − Property taxes: −$692
• − Insurance: −$822
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$4,785
• Taxable income: $1,189
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $3,557/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

+57.9% since first listed

14 events — show timeline

• 2026-04-20 Pending — GIAR
• 2026-04-14 Listed $164,500 GIAR
• 2023-08-01 Sold (Public Records) $150,000 Public Records
• 2023-07-31 Sold (MLS) $150,000 GIAR
• 2023-07-31 Sold (MLS) $150,000 SEGAMLS
• 2023-07-07 Pending — GIAR
• 2023-07-04 Delisted — SEGAMLS
• 2023-06-27 Listed $150,000 SEGAMLS
• 2023-06-24 Listed $150,000 GIAR
• 2020-07-28 Sold (Public Records) $94,500 Public Records
• 2020-07-27 Sold (MLS) $94,500 GIAR
• 2020-07-27 Sold (MLS) $94,500 SEGAMLS
• 2020-05-16 Listed $104,200 GIAR
• 2020-05-16 Listed $104,200 SEGAMLS

Property tax history

-3.0%/yr

Latest (2025): $692 · -50.3% YoY. Source: county tax records.