906 Elizabeth Pl · Bainbridge, GA 39819

$149,000

4 bd · 2.5 ba · 2,530 sqft · SingleFamily public records · 16 Days on market

Built 1950 0.57 ac lot $59/sqft · 25% below area Est $198k · 25% under

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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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.4/10.0
• 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

Price Reduction on this great home convenient to everything! This 4 bedroom 3 bath brick home has lots of potential with a beautiful fenced in back yard. Let's make this your dream home. Call today!

Key facts

• Brick exterior
• Flat driveway
• Flat cleared lot

Tags

• BRICK EXTERIOR
• FLAT CLEARED LOT
• FLAT DRIVEWAY
• DESIRABLE FLOOR PLAN

Property features AI

Exterior

• Parking: Two parking spaces; Level driveway; Open parking available
• Utilities: Public water; Public sewer; Electric (110 volts); Electricity available; Natural gas available; Water available; Sewer available
• Home design: Single-story home; Brick 4-sided construction; Composition roof; Fixer condition; Slab foundation
• Construction: Brick 4 sides; Composition roof; Slab foundation; Listed as fixer
• Exterior features: Private entrance; Private yard; Rear stairs

Interior

• Kitchen: Country kitchen; Breakfast room; Dishwasher
• Bedrooms: Master suite on the main level; Four main-level bedrooms
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with tub/shower combo
• Heating & cooling: Forced air heating; Ceiling fans
• Interior features: Entrance foyer; One fireplace located in the family room; Wood window frames; No common walls
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.04% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (median comp): $197,908
• List price: $149,000
• Delta: -24.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Pine St	0.12mi	3/2.0 (-1)	2,614 (+3%)	6mo	$200,000	$77	77
1101 Tallahassee Rd	0.26mi	5/3.0 (+1)	2,501 (-1%)	10mo	$291,000	$116	70
700 Camelia St	0.21mi	4/2.0	2,332 (-8%)	20mo	$170,000	$73	58
906 Sharpe St	0.39mi	4/2.0	2,207 (-13%)	5mo	$145,000	$66	54
902 Julia Pl	0.31mi	4/3.0	2,351 (-7%)	22mo	$205,000	$87	54
812 E College St	0.12mi	3/2.0 (-1)	2,205 (-13%)	15mo	$280,000	$127	53
1402 Pineland Dr	0.70mi	4/2.5	2,380 (-6%)	8mo	$275,000	$116	51
701 S Collier St	0.38mi	3/3.0 (-1)	2,214 (-12%)	11mo	$190,000	$86	46
1013 Morningside Dr	0.51mi	3/2.0 (-1)	2,370 (-6%)	18mo	$240,000	$101	43
1601 Lake Douglas Rd	0.69mi	4/3.0	2,668 (+6%)	21mo	$250,000	$94	40
1621 Longleaf Dr	0.74mi	3/3.0 (-1)	2,482 (-2%)	20mo	$260,000	$105	38
1635 Longleaf Dr	0.72mi	3/2.0 (-1)	2,185 (-14%)	19mo	$250,000	$114	21

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-10,313
• Equity at exit: $22,216

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $8,851
• Equity at exit: $12,883

Cash invested: $41,720 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,546 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$161 /mo · $1,928/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $217

Break-even live

Break-even rent $1,271

Max offer price $149,000

Occupancy floor 81%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   days on market $149,000 Active 16 DOM
2. 2026-05-31
   days on market $149,000 Active 15 DOM
3. 2026-05-15
   listed $145,000 Active 262-char remark
4. 2017-04-04
   soldstatus $110,000 199-char remark

   Show marketing remark (199 chars)

   Price Reduction on this great home convenient to everything! This 4 bedroom 3 bath brick home has lots of potential with a beautiful fenced in back yard. Let's make this your dream home. Call today!

5. 2017-04-04
   soldstatus $110,000

   Show marketing remark (199 chars)

   Price Reduction on this great home convenient to everything! This 4 bedroom 3 bath brick home has lots of potential with a beautiful fenced in back yard. Let's make this your dream home. Call today!

6. 2016-10-07
   listed $112,000 199-char remark

   Show marketing remark (199 chars)

   Price Reduction on this great home convenient to everything! This 4 bedroom 3 bath brick home has lots of potential with a beautiful fenced in back yard. Let's make this your dream home. Call today!

7. 2007-03-02
   soldstatus $50,000
8. 1978-06-22
   soldstatus $54,000

ⓘ 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: $1,928 · $161/mo
• Projected year-2 tax: $1,928 · $161/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 ≥109°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: $18,549
• − Mortgage interest: −$8,346
• − Property taxes: −$1,928
• − Insurance: −$745
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$4,335
• Taxable income: $228
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $2,550/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

+103.7% since first listed

5 events — show timeline

• 2017-04-04 Sold (Public Records) $110,000 Public Records
• 2017-04-04 Sold (MLS) $110,000 SWGABOR
• 2016-10-07 Listed $112,000 SWGABOR
• 2007-03-02 Sold (Public Records) $50,000 Public Records
• 1978-06-22 Sold (Public Records) $54,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,928 · +6.0% YoY. Source: county tax records.