814 N Cleveland Ave · Adel, GA 31620

$129,900

3 bd · 2.0 ba · 1,286 sqft · SingleFamily public records · 61 Days on market

Built 1957 0.30 ac lot $101/sqft · at area comps Est $130k · at est.

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Why this score? — see what drove the D+ 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 +20.1/30.0
• ARV discount +7.6/15.0
• DSCR +6.4/10.0
• 1% rule +4.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A brick ranch home on corner lot with many updates, and including new kitchen, updated baths, new paint, new appliances and much more.

Key facts

• New kitchen
• Updated baths
• New paint

Tags

• BRICK RANCH HOME
• CORNER LOT
• NEW KITCHEN
• UPDATED BATHS
• NEW PAINT
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/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 $128k (1.1% below list).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.4% in Adel — 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 69/100 on livability (#105 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime C-, schools F, amenities F.
• Cook County (rural): math 29% / reading 27% proficiency, ranked #111 of 174 in GA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 55 active listings in the ZIP; 47 units permitted in Cook County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cook County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $130k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.4

CMA / ARV

• ARV (median comp): $130,134
• List price: $129,900
• Delta: -0.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 N Cleveland Ave	0.00mi	2/2.0 (-1)	1,286 (0%)	9mo	$77,000	$60	88
619 Lakeview Dr	0.17mi	3/1.0	1,237 (-4%)	9mo	$143,500	$116	74
704 N Cleveland Ave	0.13mi	3/1.0	1,347 (+5%)	13mo	$139,000	$103	71
403 E Second St	0.42mi	3/2.0	1,462 (+14%)	1mo	$256,900	$176	57
412 N Martin Luther King Jr Dr	0.65mi	2/2.0 (-1)	1,257 (-2%)	13mo	$82,000	$65	50
307 E Second St	0.42mi	3/1.0	1,408 (+10%)	17mo	$40,000	$28	46
215 N Cleveland Ave	0.45mi	3/2.0	1,461 (+14%)	15mo	$124,900	$85	44
111 Brookside Dr	0.71mi	3/2.0	1,452 (+13%)	2mo	$199,500	$137	44

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-10,716
• Equity at exit: $19,369

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $3,951
• Equity at exit: $11,231

Cash invested: $36,372 (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 31620

• Home prices YoY: -15.1%
• Active inventory: 55
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$117 /mo · $1,405/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $162

Break-even live

Break-even rent $1,079

Max offer price $129,900

Occupancy floor 82%

Sensitivity live

Price	-10% $236	-5% $199	+0% $162	+5% $126	+10% $89
Rent	-10% $61	-5% $112	+0% $162	+5% $213	+10% $264
Rate	-1.0pp $228	-0.5pp $195	base $162	+0.5pp $129	+1.0pp $94

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-17
   days on market $129,900 Active 61 DOM
2. 2026-06-16
   days on market $129,900 Active 60 DOM
3. 2026-06-15
   days on market $129,900 Active 59 DOM
4. 2026-06-14
   days on market $129,900 Active 57 DOM
5. 2026-06-12
   days on market $129,900 Active 56 DOM
6. 2026-06-09
   days on market $129,900 Active 53 DOM
7. 2026-06-08
   days on market $129,900 Active 52 DOM
8. 2026-06-07
   days on market $129,900 Active 51 DOM
9. 2026-06-05
   days on market $129,900 Active 49 DOM
10. 2026-06-03
    days on market $129,900 Active 47 DOM
11. 2026-06-02
    days on market $129,900 Active 46 DOM
12. 2026-06-01
    days on market $129,900 Active 45 DOM
13. 2026-05-31
    days on market $129,900 Active 44 DOM
14. 2026-05-30
    days on market $129,900 Active 43 DOM
15. 2026-05-14
    price $129,900 134-char remark

    Show marketing remark (134 chars)

    A brick ranch home on corner lot with many updates, and including new kitchen, updated baths, new paint, new appliances and much more.

16. 2026-04-17
    listed $139,900 Active 134-char remark

    Show marketing remark (134 chars)

    A brick ranch home on corner lot with many updates, and including new kitchen, updated baths, new paint, new appliances and much more.

17. 2026-02-17
    listed $147,900 Active
18. 2026-01-05
    listed $149,900 Active
19. 2025-09-26
    soldstatus $77,000 Closed
20. 2025-08-28
    status Pending
21. 2025-08-13
    price $79,000
22. 2025-07-15
    price $89,000
23. 2025-06-10
    listed $99,000 Active
24. 2023-05-04
    soldstatus $125,000
25. 2023-05-04
    soldstatus $125,000
26. 2023-05-04
    soldstatus $125,000
27. 2023-03-16
    listed $125,000
28. 2023-02-23
    listed $125,000

ⓘ 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: $1,405 · $117/mo
• Projected year-2 tax: $1,405 · $117/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 ≥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 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,414
• − Mortgage interest: −$7,276
• − Property taxes: −$1,405
• − Insurance: −$650
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,779
• Taxable loss: −$162
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $1,987/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: Cook County
• NCES district ID: 1301470
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $35,135
• Composite: 23.14/100
• National rank: #7951
• State rank: #111 of 174 in GA

Livability — Adel

• Score: 69/100
• State rank: #105
• US rank: #8186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adel, GA
• City population: 11,199
• Population (ZIP): 11,199

Population outlook (Cook County) Hauer SSP2

• Today (2025): 16,984 people
• By 2030: 16,800 · -1.1%
• By 2040: 16,343 · -3.8%
• By 2050: 15,696 · -7.6%
• By 2075: 13,451 · -20.8%
• By 2100: 10,357 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 25% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Slovak 4% Serbian 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Cook

• 2024 margin: Solid R (+46.5) · D 26.6% · R 73.0%
• 2008→2024 swing: -17.5pp toward R · 2008: -28.9pp · 2024: -46.5pp
• All cycles: 2024: R+46.5 2020: R+40.4 2016: R+40.1 2012: R+31.4 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.58%
• Current HPI: 222.35
• 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

+3.9% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $129,900 TBOR
• 2026-04-17 Listed $139,900 TBOR
• 2026-02-17 Listed $147,900 TBOR
• 2026-01-05 Listed $149,900 TBOR
• 2025-09-26 Sold (MLS) $77,000 SGMLS
• 2025-08-28 Pending — SGMLS
• 2025-08-13 Price Changed $79,000 SGMLS
• 2025-07-15 Price Changed $89,000 SGMLS
• 2025-06-10 Listed $99,000 SGMLS
• 2023-05-04 Sold (Public Records) $125,000 Public Records
• 2023-05-04 Sold (MLS) $125,000 SGMLS
• 2023-05-04 Sold (MLS) $125,000 TBOR
• 2023-03-16 Listed $125,000 SGMLS
• 2023-02-23 Listed $125,000 TBOR

Property tax history

+8.2%/yr

Latest (2025): $1,405 · +19.2% YoY. Source: county tax records.