800 E Blackshear Ave · Waycross, GA 31501

$99,000

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 39 Days on market

Built 1983 Est $113k · 12% 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 +25.4/30.0
• ARV discount +12.9/15.0
• DSCR +8.4/10.0
• 1% rule +6.0/10.0
• 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

Pull out your paintbrush and hammer and put some elbow grease into this fixer upper! Located in a convenient well established area, you will enjoy the nice yard and extra storage buildings that are included. This 2 Bedroom 1.5 Bath needs TLC but could be a gem once updated. Family Room, Sun-room and Kitchen offers great space to settle in and a nice enclosed porch around the rear that has fabulous windows to bring in the natural light. Multiple storage buildings on the property for gardening, wood working, crafts or to use for storage. Contact your Realtor for information or a showing. The side deck is rotten and is UNSAFE. Do NOT walk on the deck past the caution tape. To show, agents & prospects must sign hold-harmless agreement located in the document section. Please email signed copy to [email protected] PRIOR to showings. Cash purchase is best due to condition. Sold As-Is Where Is.

Key facts

• 3/4 acre land
• Built 1983
• Listed 39 days

Tags

• 3/4 ACRE LAND

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 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 $684 of loan paydown is wiped out by about $3k 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

• It's been on market 39 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $40k; list at $99k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 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: 1.10% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $112,548
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2312 Spurgeon St	0.40mi	3/1.0 (+1)	988 (-1%)	2mo	$115,000	$116	74
2317 Spurgeon St	0.36mi	3/1.0 (+1)	988 (-1%)	17mo	$112,000	$113	63
1509 Bethune St	0.61mi	3/1.0 (+1)	1,053 (+6%)	2mo	$70,000	$66	56
507 Beville St	0.56mi	3/2.0 (+1)	1,075 (+8%)	7mo	$75,000	$70	46
1408 Bethune St	0.54mi	3/2.0 (+1)	1,100 (+10%)	3mo	$124,000	$113	46
1013 E Waring St	0.55mi	1/2.0 (-1)	874 (-12%)	6mo	$89,900	$103	40
404 Pinecone St	0.72mi	3/2.0 (+1)	1,044 (+5%)	11mo	$150,000	$144	40

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,605
• Equity at exit: $14,761

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $17,147
• Equity at exit: $8,560

Cash invested: $27,720 (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 31501

• Home prices YoY: -29.3%
• Active inventory: 113
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,086 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$70 /mo · $843/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $227

Break-even live

Break-even rent $798

Max offer price $99,000

Occupancy floor 74%

Sensitivity live

Price	-10% $283	-5% $255	+0% $227	+5% $199	+10% $171
Rent	-10% $141	-5% $184	+0% $227	+5% $270	+10% $313
Rate	-1.0pp $277	-0.5pp $252	base $227	+0.5pp $201	+1.0pp $175

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $99,000 Active 39 DOM
2. 2026-06-18
   days on market $99,000 Active 37 DOM
3. 2026-06-17
   days on market $99,000 Active 36 DOM
4. 2026-06-16
   days on market $99,000 Active 35 DOM
5. 2026-06-15
   days on market $99,000 Active 34 DOM
6. 2026-06-13
   days on market $99,000 Active 32 DOM
7. 2026-06-12
   days on market $99,000 Active 31 DOM
8. 2026-06-09
   days on market $99,000 Active 28 DOM
9. 2026-06-08
   days on market $99,000 Active 27 DOM
10. 2026-06-07
    days on market $99,000 Active 26 DOM
11. 2026-06-04
    days on market $99,000 Active 22 DOM
12. 2026-06-02
    days on market $99,000 Active 21 DOM
13. 2026-06-01
    days on market $99,000 Active 20 DOM
14. 2026-05-31
    days on market $99,000 Active 19 DOM
15. 2026-05-31
    days on market $99,000 Active 18 DOM
16. 2026-05-12
    listed $99,000 Active 438-char remark
17. 2022-11-23
    soldstatus $40,000 912-char remark

    Show marketing remark (912 chars)

    Pull out your paintbrush and hammer and put some elbow grease into this fixer upper! Located in a convenient well established area, you will enjoy the nice yard and extra storage buildings that are included. This 2 Bedroom 1.5 Bath needs TLC but could be a gem once updated. Family Room, Sun-room and Kitchen offers great space to settle in and a nice enclosed porch around the rear that has fabulous windows to bring in the natural light. Multiple storage buildings on the property for gardening, wood working, crafts or to use for storage. Contact your Realtor for information or a showing. The side deck is rotten and is UNSAFE. Do NOT walk on the deck past the caution tape. To show, agents & prospects must sign hold-harmless agreement located in the document section. Please email signed copy to [email protected] PRIOR to showings. Cash purchase is best due to condition. Sold As-Is Where Is.

18. 2022-10-21
    listed $40,000 912-char remark

    Show marketing remark (912 chars)

    Pull out your paintbrush and hammer and put some elbow grease into this fixer upper! Located in a convenient well established area, you will enjoy the nice yard and extra storage buildings that are included. This 2 Bedroom 1.5 Bath needs TLC but could be a gem once updated. Family Room, Sun-room and Kitchen offers great space to settle in and a nice enclosed porch around the rear that has fabulous windows to bring in the natural light. Multiple storage buildings on the property for gardening, wood working, crafts or to use for storage. Contact your Realtor for information or a showing. The side deck is rotten and is UNSAFE. Do NOT walk on the deck past the caution tape. To show, agents & prospects must sign hold-harmless agreement located in the document section. Please email signed copy to [email protected] PRIOR to showings. Cash purchase is best due to condition. Sold As-Is Where Is.

ⓘ 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: $843 · $70/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$67/yr (+$6/mo · 8.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,027
• − Mortgage interest: −$5,546
• − Property taxes: −$843
• − Insurance: −$495
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$2,880
• Taxable income: $1,179
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $2,440/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

+147.5% since first listed

3 events — show timeline

• 2026-05-12 Listed $99,000 FSBO.com
• 2022-11-23 Sold (MLS) $40,000 SEGAMLS
• 2022-10-21 Listed $40,000 SEGAMLS

Property tax history

+126.2%/yr

Latest (2025): $843 · +1.1% YoY. Source: county tax records.