118 Irwinville Hwy · Fitzgerald, GA 31750

$78,500

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 252 Days on market

Built 1950 8,276 sqft lot $56/sqft · 26% below area Est $107k · 26% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

118 Irwinville Highway presents an excellent investment opportunity with a reliable tenant in place since 2016. This solid brick home offers original hardwood floors, an updated HVAC system, and newer windows that enhance energy efficiency and exterior appeal. Well-built and well-maintained, the property is positioned to generate consistent income for years to come. Conveniently located near Fitzgerald's historic downtown, it offers easy access to local shops, dining, and everyday amenities. A strong addition to any investment portfolio. Schedule your private showing today.

Key facts

• Brick build home
• Updated windows
• Updated hvac

Tags

• ORIGINAL HARDWOOD FLOORS
• UPDATED HVAC
• UPDATED WINDOWS
• BRICK BUILD HOME
• WALKING ACCESS TO DOWNTOWN

🏷️ Possibly a rental listed for sale. The $78,500 price doesn't fit this home's estimated sale value (~$106,721) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 5.0% in Fitzgerald — 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 (#513 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, schools F, crime F.
• Ben Hill County (rural): math 19% / reading 22% proficiency, ranked #145 of 174 in GA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Ben Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $543 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ben Hill County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 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 $55k; 43% 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, 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 $69,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
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: 1.46% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.55%
• DSCR: 1.96
• GRM: 5.7

CMA / ARV

• ARV (median comp): $106,721
• List price: $78,500
• Delta: -26.44%
• 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
137 Atlantic Ave	0.27mi	3/1.0	1,422 (+1%)	5mo	$170,000	$120	81
609 W Pine St	0.30mi	3/2.0	1,414 (+1%)	1mo	$185,000	$131	80
606 W Suwanee St	0.45mi	3/2.0	1,399 (-0%)	1mo	$77,900	$56	74
121 Brunswick Ave	0.19mi	2/2.0 (-1)	1,309 (-7%)	10mo	$122,000	$93	63
301 W Jessamine St	0.60mi	3/1.0	1,496 (+7%)	0mo	$160,000	$107	61
111 Duane Dr	0.62mi	3/1.5	1,288 (-8%)	2mo	$165,000	$128	54
321 W Magnolia St	0.53mi	3/2.0	1,290 (-8%)	10mo	$139,900	$108	50
110 S Longstreet St	0.43mi	3/2.0	1,560 (+11%)	13mo	$178,000	$114	47
502 W Magnolia St	0.44mi	3/2.0	1,246 (-11%)	13mo	$179,000	$144	46
136 Duane Dr	0.66mi	3/2.0	1,580 (+12%)	3mo	$170,000	$108	42
416 W Orange St	0.59mi	3/2.0	1,585 (+13%)	10mo	$130,000	$82	39
402 S Lee St	0.71mi	3/2.0	1,532 (+9%)	13mo	$76,500	$50	36

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: 14.1%
• Equity multiple: 1.56×
• Total profit: $12,413
• Equity at exit: $11,705

10-year hold

• IRR: 22.9%
• Equity multiple: 2.96×
• Total profit: $43,171
• Equity at exit: $6,787

Cash invested: $21,980 (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 31750

• Home prices YoY: -8.0%
• Active inventory: 128
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$412
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $395

Break-even live

Break-even rent $649

Max offer price $78,500

Occupancy floor 61%

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Wilson Ave Fitzgerald, GA	2.0–3.0	1.5–2.0	1066	$1,149	$1.08	43d	4	1.35mi

Listing history 25 events

1. 2026-06-18
   days on market $78,500 Active 252 DOM
2. 2026-06-17
   days on market $78,500 Active 251 DOM
3. 2026-06-16
   days on market $78,500 Active 250 DOM
4. 2026-06-15
   days on market $78,500 Active 249 DOM
5. 2026-06-13
   days on market $78,500 Active 247 DOM
6. 2026-06-12
   days on market $78,500 Active 246 DOM
7. 2026-06-09
   days on market $78,500 Active 243 DOM
8. 2026-06-08
   days on market $78,500 Active 242 DOM
9. 2026-06-07
   days on market $78,500 Active 241 DOM
10. 2026-06-07
    days on market $78,500 Active 240 DOM
11. 2026-06-04
    days on market $78,500 Active 237 DOM
12. 2026-06-02
    days on market $78,500 Active 236 DOM
13. 2026-06-01
    days on market $78,500 Active 235 DOM
14. 2026-05-31
    days on market $78,500 Active 234 DOM
15. 2026-05-31
    days on market $78,500 Active 233 DOM
16. 2026-04-30
    historical
17. 2026-04-21
    price $78,500 580-char remark

    Show marketing remark (580 chars)

    118 Irwinville Highway presents an excellent investment opportunity with a reliable tenant in place since 2016. This solid brick home offers original hardwood floors, an updated HVAC system, and newer windows that enhance energy efficiency and exterior appeal. Well-built and well-maintained, the property is positioned to generate consistent income for years to come. Conveniently located near Fitzgerald's historic downtown, it offers easy access to local shops, dining, and everyday amenities. A strong addition to any investment portfolio. Schedule your private showing today.

18. 2026-01-03
    price $79,900 580-char remark

    Show marketing remark (580 chars)

    118 Irwinville Highway presents an excellent investment opportunity with a reliable tenant in place since 2016. This solid brick home offers original hardwood floors, an updated HVAC system, and newer windows that enhance energy efficiency and exterior appeal. Well-built and well-maintained, the property is positioned to generate consistent income for years to come. Conveniently located near Fitzgerald's historic downtown, it offers easy access to local shops, dining, and everyday amenities. A strong addition to any investment portfolio. Schedule your private showing today.

19. 2026-01-03
    listed $79,900 New

    Show marketing remark (580 chars)

    118 Irwinville Highway presents an excellent investment opportunity with a reliable tenant in place since 2016. This solid brick home offers original hardwood floors, an updated HVAC system, and newer windows that enhance energy efficiency and exterior appeal. Well-built and well-maintained, the property is positioned to generate consistent income for years to come. Conveniently located near Fitzgerald's historic downtown, it offers easy access to local shops, dining, and everyday amenities. A strong addition to any investment portfolio. Schedule your private showing today.

20. 2025-11-29
    price $81,900 580-char remark

    Show marketing remark (580 chars)

    118 Irwinville Highway presents an excellent investment opportunity with a reliable tenant in place since 2016. This solid brick home offers original hardwood floors, an updated HVAC system, and newer windows that enhance energy efficiency and exterior appeal. Well-built and well-maintained, the property is positioned to generate consistent income for years to come. Conveniently located near Fitzgerald's historic downtown, it offers easy access to local shops, dining, and everyday amenities. A strong addition to any investment portfolio. Schedule your private showing today.

21. 2025-10-30
    price $84,400 580-char remark

    Show marketing remark (580 chars)

    118 Irwinville Highway presents an excellent investment opportunity with a reliable tenant in place since 2016. This solid brick home offers original hardwood floors, an updated HVAC system, and newer windows that enhance energy efficiency and exterior appeal. Well-built and well-maintained, the property is positioned to generate consistent income for years to come. Conveniently located near Fitzgerald's historic downtown, it offers easy access to local shops, dining, and everyday amenities. A strong addition to any investment portfolio. Schedule your private showing today.

22. 2025-10-09
    listed $84,900 Active 580-char remark

    Show marketing remark (580 chars)

    118 Irwinville Highway presents an excellent investment opportunity with a reliable tenant in place since 2016. This solid brick home offers original hardwood floors, an updated HVAC system, and newer windows that enhance energy efficiency and exterior appeal. Well-built and well-maintained, the property is positioned to generate consistent income for years to come. Conveniently located near Fitzgerald's historic downtown, it offers easy access to local shops, dining, and everyday amenities. A strong addition to any investment portfolio. Schedule your private showing today.

23. 2007-02-12
    soldstatus $55,000
24. 2007-02-12
    soldstatus $55,000
25. 2005-07-14
    soldstatus $22,500

ⓘ 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: $824 · $69/mo
• Projected year-2 tax: $824 · $69/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 7/10 Severe 7 d/yr ≥108°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,788
• − Mortgage interest: −$4,397
• − Property taxes: −$824
• − Insurance: −$392
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,284
• Taxable income: $3,684
• Est. tax owed @ 24.0%: −$884
• After-tax cash flow: $3,851/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: Ben Hill County
• NCES district ID: 1300360
• Math proficiency: 19% ▼ -6.00%
• Reading proficiency: 22% ▼ -2.00%
• Median HH income: $30,617
• Composite: 16.47/100
• National rank: #9186
• State rank: #145 of 174 in GA

Livability — Fitzgerald

• Score: 55/100
• State rank: #513
• US rank: #23277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fitzgerald, GA
• Population (ZIP): 18,582

Population outlook (Ben Hill County) Hauer SSP2

• Today (2025): 16,426 people
• By 2030: 15,788 · -3.9%
• By 2040: 14,582 · -11.2%
• By 2050: 13,351 · -18.7%
• By 2075: 10,301 · -37.3%
• By 2100: 7,652 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Black 35% Hispanic / Latino 9% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Ben Hill

• 2024 margin: Solid R (+32.0) · D 33.8% · R 65.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -13.7pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+26.2 2016: R+27.6 2012: R+14.9 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.36%
• Current HPI: 200.1257
• 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

+248.9% since first listed

10 events — show timeline

• 2026-04-30 Listing Removed — GAMLS
• 2026-04-21 Price Changed $78,500 TBOR
• 2026-01-03 Price Changed $79,900 TBOR
• 2026-01-03 Listed $79,900 GAMLS
• 2025-11-29 Price Changed $81,900 TBOR
• 2025-10-30 Price Changed $84,400 TBOR
• 2025-10-09 Listed $84,900 TBOR
• 2007-02-12 Sold (Public Records) $55,000 Public Records
• 2007-02-12 Sold (Public Records) $55,000 Public Records
• 2005-07-14 Sold (Public Records) $22,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $824 · -1.0% YoY. Source: county tax records.