220 Presley Dr · Fort Gaines, GA 36310

$84,750

1 bd · 1.5 ba · 684 sqft · SingleFamily public records · 28 Days on market

Built 1978 0.70 ac lot Est $122k · 31% under

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Schools +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cozy home located in Riverview Forest Subdivision featuring 2 bedrooms, 1 full bath, and 1 half bath. Enjoy a peaceful community atmosphere just minutes from the water. Perfect for a weekend getaway, investment property, or full-time living with convenient access to boating, fishing, and all the lake area has to offer.

Key facts

• Lake area
• 0.7 acre lot
• Garage

Tags

• RIVERVIEW FOREST SUBDIVISION
• CONVENIENT ACCESS TO BOATING
• CONVENIENT ACCESS TO FISHING
• LAKE AREA

Property features AI

Finance

• Other: Located in Riverview Forest subdivision; Lot approximately 0.7 acre (owner-reported)
• HOA & community: Association present; Association covers private roads and trash

Exterior

• Parking: Detached carport
• Security: Gated community
• Utilities: Public water; Septic tank; Electricity available; Water available
• Home design: Single family residence; Residential property; Fixer condition; Other structure type; Year built 1978
• Construction: Wood siding; Composition roof
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 1 bedroom on the main level
• Flooring: Flooring listed as other
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One-level living; Family room; Crawl space foundation; Owner-reported living area (1000)
• Laundry & utility: Laundry features listed as other

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 3.0% in Fort Gaines — 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 51/100 on livability (#573 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime F.
• Henry County (rural): math 21% / reading 45% proficiency, ranked #55 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($586 loan paydown + $8k appreciation (10.0% local appreciation)).
• Henry County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $25k; list at $85k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% 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 $83,478 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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 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?
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: 1.61% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.81%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $122,436
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1393 Lakeshore Dr	0.57mi	2/1.0 (+1)	784 (+15%)	2mo	$140,000	$179	40
1393 Lakeshore Dr	0.57mi	2/1.0 (+1)	784 (+15%)	2mo	$140,000	$179	40

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.0%
• Equity multiple: 4.26×
• Total profit: $77,427
• Equity at exit: $76,350

10-year hold

• IRR: 37.1%
• Equity multiple: 9.57×
• Total profit: $203,477
• Equity at exit: $164,651

Cash invested: $23,730 (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 36310

• Home prices YoY: 19.7%
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$444
• Tax est. 1.5%: −$106 /mo · $1,271/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $491

Break-even live

Break-even rent $741

Max offer price $84,750

Occupancy floor 59%

Sensitivity live

Price	-10% $549	-5% $520	+0% $491	+5% $461	+10% $432
Rent	-10% $383	-5% $437	+0% $491	+5% $544	+10% $598
Rate	-1.0pp $533	-0.5pp $512	base $491	+0.5pp $469	+1.0pp $446

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: $21,188
• Closing costs: $2,542
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $84,750 Active 28 DOM
2. 2026-06-18
   days on market $84,750 Active 27 DOM
3. 2026-06-17
   days on market $84,750 Active 26 DOM
4. 2026-06-16
   days on market $84,750 Active 25 DOM
5. 2026-06-15
   days on market $84,750 Active 24 DOM
6. 2026-06-14
   days on market $84,750 Active 22 DOM
7. 2026-06-12
   days on market $84,750 Active 21 DOM
8. 2026-06-09
   days on market $84,750 Active 18 DOM
9. 2026-06-08
   days on market $84,750 Active 17 DOM
10. 2026-06-07
    statusdays on market $84,750 Active 16 DOM
11. 2026-06-03
    days on market $84,750 New 12 DOM
12. 2026-06-02
    days on market $84,750 New 11 DOM
13. 2026-06-01
    days on market $84,750 New 10 DOM
14. 2026-05-31
    days on market $84,750 New 9 DOM
15. 2026-05-30
    days on market $84,750 New 8 DOM
16. 2026-05-22
    listed $84,750 Active 320-char remark

    Show marketing remark (320 chars)

    Cozy home located in Riverview Forest Subdivision featuring 2 bedrooms, 1 full bath, and 1 half bath. Enjoy a peaceful community atmosphere just minutes from the water. Perfect for a weekend getaway, investment property, or full-time living with convenient access to boating, fishing, and all the lake area has to offer.

17. 2026-05-22
    listed $84,750 Active 320-char remark

    Show marketing remark (320 chars)

    Cozy home located in Riverview Forest Subdivision featuring 2 bedrooms, 1 full bath, and 1 half bath. Enjoy a peaceful community atmosphere just minutes from the water. Perfect for a weekend getaway, investment property, or full-time living with convenient access to boating, fishing, and all the lake area has to offer.

18. 2026-05-15
    listed $84,750 New
19. 2001-05-10
    soldstatus $25,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,349
• − Mortgage interest: −$4,747
• − Property taxes: −$1,271
• − Insurance: −$424
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$2,465
• Taxable income: $4,826
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $4,730/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: Henry County
• NCES district ID: 0101740
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $41,502
• Composite: 27.78/100
• National rank: #6894
• State rank: #55 of 129 in AL

Livability — Fort Gaines

• Score: 51/100
• State rank: #573
• US rank: #25161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,224

Population outlook (Henry County) Hauer SSP2

• Today (2025): 17,109 people
• By 2030: 16,928 · -1.1%
• By 2040: 16,376 · -4.3%
• By 2050: 15,778 · -7.8%
• By 2075: 14,491 · -15.3%
• By 2100: 12,673 · -25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 35% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+50.8) · D 24.3% · R 75.1%
• 2008→2024 swing: -21.1pp toward R · 2008: -29.7pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+43.0 2016: R+41.6 2012: R+29.4 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.85%
• Current HPI: 241.9035
• 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

+239.0% since first listed

4 events — show timeline

• 2026-05-22 Listed $84,750 SAMLS
• 2026-05-22 Listed $84,750 EBOR
• 2026-05-15 Listed $84,750 GAMLS
• 2001-05-10 Sold (Public Records) $25,000 Public Records