480 River Rd · Eastman, GA 31023

$99,900

1 bd · 1.5 ba · 1,011 sqft · SingleFamily public records · 56 Days on market

Built 2025 0.32 ac lot ↓ 9% 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
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Let's take a journey. An excursion to a place unaware of the chaos of today. A place where the road ends and serenity begins. Let me take you to 480 River Rd, Eastman GA. A True Sportsman's River Front Retreat! Where the wildlife is bountiful and the fish hooked have been known to break world records! This charming 2 bedroom 2 bath bungalow on the Ocmulgee River sits high on a private & shaded 0.36 acre lot with 38+/-Ft of river frontage. Step off your boat onto your private dock & retreat up to your multi-level deck offering stunning views & large upper party deck. Hear the sound of the gentle current flowing as you enjoy morning coffee from your screened in back porch offering views of the sun rising off the water. Sportsman can watch the flock come into roost or throw out the days last line from the back deck as the sunsets over the river. Bring all your "toys" with you and store them safely from the elements in the over-sized three slot garage. You'll even have space to work in the separate detached work shop/storage shed. You wont have to fear bringing your trucks and trailers, the large, level and easily accessible driveway offers plenty of room for large vehicles. The shared living space is open & perfect for entertaining guests. The house has great income producing potential as a year round short term rental property with the areas reputation of appealing to all lovers of the great outdoors. A well thought out "roommate" floor plan offers two large bedrooms, full bathrooms and separate entry's.The local public boat launch is located on the same street & less than a half mile away. Opportunities to own river front property like this will not last.

Key facts

• River front property
• Private fishing
• Private steps

Tags

• RIVER FRONT PROPERTY
• PRIVATE FISHING
• EXPANSIVE MAIN DECK
• PRIVATE STEPS

Property features AI

Finance

• Other: Lot size approximately 0.32 acres
• HOA & community: No HOA; No association fees

Exterior

• Parking: Off-street parking
• Utilities: Well water; Septic sewer; Electricity available on property
• Home design: Single-family residence (residential); New construction; One story; Structure type: Other; Facing/direction: Not specified
• Construction: Built in 2025; Wood siding construction; Metal roof; Crawl space foundation
• Exterior features: Metal roof; Wood siding; Property has a view; Lot features: Other

Interior

• Kitchen: No appliances included
• Bedrooms: One bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Other interior features; One-level living; Great Room
• Laundry & utility: Laundry features: Other

🏗️ New construction. The $99,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $38,906.

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $882 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.5% vs local median 6.3% in Eastman — 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 61/100 on livability (#333 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute 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.
• Zoned schools: South Dodge Elementary School (math 20% / reading 25%, grade F, #803 of 1,228 statewide, top 66%, 675 students, 91% FRL) — zoned schools average 91% FRL vs 62% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 71 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 $4k of equity ($269 loan paydown + $3k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.
• Current owner paid $64k; list at $100k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 3.75% ✓
• Cap rate: 33.48%
• Cash-on-cash: 97.11%
• DSCR: 5.32
• GRM: 2.2

CMA / ARV

• ARV (median comp): $38,906
• List price: $99,900
• Delta: 156.77%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.81×
• Total profit: $74,198
• Equity at exit: $31,684

10-year hold

• IRR: —
• Equity multiple: 16.95×
• Total profit: $173,790
• Equity at exit: $65,036

Cash invested: $10,894 (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: 71
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$204
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $882

Break-even live

Break-even rent $342

Max offer price $38,906

Occupancy floor 35%

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: $9,726
• Closing costs: $1,167
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $99,900 Active 56 DOM
2. 2026-06-17
   days on market $99,900 Active 55 DOM
3. 2026-06-16
   days on market $99,900 Active 54 DOM
4. 2026-06-15
   days on market $99,900 Active 53 DOM
5. 2026-06-13
   days on market $99,900 Active 51 DOM
6. 2026-06-12
   days on market $99,900 Active 50 DOM
7. 2026-06-09
   days on market $99,900 Active 47 DOM
8. 2026-06-08
   days on market $99,900 Active 46 DOM
9. 2026-06-07
   days on market $99,900 Active 45 DOM
10. 2026-06-07
    days on market $99,900 Active 44 DOM
11. 2026-06-04
    days on market $99,900 Active 41 DOM
12. 2026-06-02
    days on market $99,900 Active 40 DOM
13. 2026-06-01
    days on market $99,900 Active 39 DOM
14. 2026-05-31
    days on market $99,900 Active 38 DOM
15. 2026-05-31
    days on market $99,900 Active 37 DOM
16. 2026-04-16
    listed $99,900 New 931-char remark
17. 2026-01-16
    historical
18. 2025-10-24
    listed $159,000 New
19. 2024-05-28
    soldstatus $64,000
20. 2021-10-12
    soldstatus $102,000 Closed

    Show marketing remark (1723 chars)

    Let's take a journey. An excursion to a place unaware of the chaos of today. A place where the road ends and serenity begins. Let me take you to 480 River Rd, Eastman GA. A True Sportsman's River Front Retreat! Where the wildlife is bountiful and the fish hooked have been known to break world records! This charming 2 bedroom 2 bath bungalow on the Ocmulgee River sits high on a private & shaded 0.36 acre lot with 38+/-Ft of river frontage. Step off your boat onto your private dock & retreat up to your multi-level deck offering stunning views & large upper party deck. Hear the sound of the gentle current flowing as you enjoy morning coffee from your screened in back porch offering views of the sun rising off the water. Sportsman can watch the flock come into roost or throw out the days last line from the back deck as the sunsets over the river. Bring all your "toys" with you and store them safely from the elements in the over-sized three slot garage. You'll even have space to work in the separate detached work shop/storage shed. You wont have to fear bringing your trucks and trailers, the large, level and easily accessible driveway offers plenty of room for large vehicles. The shared living space is open & perfect for entertaining guests. The house has great income producing potential as a year round short term rental property with the areas reputation of appealing to all lovers of the great outdoors. A well thought out "roommate" floor plan offers two large bedrooms, full bathrooms and separate entry's.The local public boat launch is located on the same street & less than a half mile away. Opportunities to own river front property like this will not last.

21. 2021-09-20
    status Pending

    Show marketing remark (1723 chars)

    Let's take a journey. An excursion to a place unaware of the chaos of today. A place where the road ends and serenity begins. Let me take you to 480 River Rd, Eastman GA. A True Sportsman's River Front Retreat! Where the wildlife is bountiful and the fish hooked have been known to break world records! This charming 2 bedroom 2 bath bungalow on the Ocmulgee River sits high on a private & shaded 0.36 acre lot with 38+/-Ft of river frontage. Step off your boat onto your private dock & retreat up to your multi-level deck offering stunning views & large upper party deck. Hear the sound of the gentle current flowing as you enjoy morning coffee from your screened in back porch offering views of the sun rising off the water. Sportsman can watch the flock come into roost or throw out the days last line from the back deck as the sunsets over the river. Bring all your "toys" with you and store them safely from the elements in the over-sized three slot garage. You'll even have space to work in the separate detached work shop/storage shed. You wont have to fear bringing your trucks and trailers, the large, level and easily accessible driveway offers plenty of room for large vehicles. The shared living space is open & perfect for entertaining guests. The house has great income producing potential as a year round short term rental property with the areas reputation of appealing to all lovers of the great outdoors. A well thought out "roommate" floor plan offers two large bedrooms, full bathrooms and separate entry's.The local public boat launch is located on the same street & less than a half mile away. Opportunities to own river front property like this will not last.

22. 2021-09-13
    historical Active Under Contract

    Show marketing remark (1723 chars)

    Let's take a journey. An excursion to a place unaware of the chaos of today. A place where the road ends and serenity begins. Let me take you to 480 River Rd, Eastman GA. A True Sportsman's River Front Retreat! Where the wildlife is bountiful and the fish hooked have been known to break world records! This charming 2 bedroom 2 bath bungalow on the Ocmulgee River sits high on a private & shaded 0.36 acre lot with 38+/-Ft of river frontage. Step off your boat onto your private dock & retreat up to your multi-level deck offering stunning views & large upper party deck. Hear the sound of the gentle current flowing as you enjoy morning coffee from your screened in back porch offering views of the sun rising off the water. Sportsman can watch the flock come into roost or throw out the days last line from the back deck as the sunsets over the river. Bring all your "toys" with you and store them safely from the elements in the over-sized three slot garage. You'll even have space to work in the separate detached work shop/storage shed. You wont have to fear bringing your trucks and trailers, the large, level and easily accessible driveway offers plenty of room for large vehicles. The shared living space is open & perfect for entertaining guests. The house has great income producing potential as a year round short term rental property with the areas reputation of appealing to all lovers of the great outdoors. A well thought out "roommate" floor plan offers two large bedrooms, full bathrooms and separate entry's.The local public boat launch is located on the same street & less than a half mile away. Opportunities to own river front property like this will not last.

23. 2021-08-19
    listed $110,000 Active

    Show marketing remark (1723 chars)

    Let's take a journey. An excursion to a place unaware of the chaos of today. A place where the road ends and serenity begins. Let me take you to 480 River Rd, Eastman GA. A True Sportsman's River Front Retreat! Where the wildlife is bountiful and the fish hooked have been known to break world records! This charming 2 bedroom 2 bath bungalow on the Ocmulgee River sits high on a private & shaded 0.36 acre lot with 38+/-Ft of river frontage. Step off your boat onto your private dock & retreat up to your multi-level deck offering stunning views & large upper party deck. Hear the sound of the gentle current flowing as you enjoy morning coffee from your screened in back porch offering views of the sun rising off the water. Sportsman can watch the flock come into roost or throw out the days last line from the back deck as the sunsets over the river. Bring all your "toys" with you and store them safely from the elements in the over-sized three slot garage. You'll even have space to work in the separate detached work shop/storage shed. You wont have to fear bringing your trucks and trailers, the large, level and easily accessible driveway offers plenty of room for large vehicles. The shared living space is open & perfect for entertaining guests. The house has great income producing potential as a year round short term rental property with the areas reputation of appealing to all lovers of the great outdoors. A well thought out "roommate" floor plan offers two large bedrooms, full bathrooms and separate entry's.The local public boat launch is located on the same street & less than a half mile away. Opportunities to own river front property like this will not last.

ⓘ 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: $600 · $50/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$319/yr (+$27/mo · 53.1%)

ⓘ 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 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,496
• − Mortgage interest: −$2,179
• − Property taxes: −$600
• − Insurance: −$195
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$1,132
• Taxable income: $10,591
• Est. tax owed @ 24.0%: −$2,542
• After-tax cash flow: $8,037/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: 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

-9.2% since first listed

8 events — show timeline

• 2026-04-16 Listed $99,900 GAMLS
• 2026-01-16 Listing Removed — GAMLS
• 2025-10-24 Listed $159,000 GAMLS
• 2024-05-28 Sold (Public Records) $64,000 Public Records
• 2021-10-12 Sold (MLS) $102,000 FMLS
• 2021-09-20 Pending — FMLS
• 2021-09-13 Contingent — FMLS
• 2021-08-19 Listed $110,000 FMLS

Property tax history

-0.5%/yr

Latest (2025): $600 · -41.4% YoY. Source: county tax records.