5506 Bacon Ave · Eastman, GA 31023

$140,000

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 31 Days on market

Built 1965 0.44 ac lot Est $131k · 7% over

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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 +24.5/30.0
• Appreciation +9.4/10.0
• DSCR +7.9/10.0
• 1% rule +5.4/10.0
• ARV discount +4.4/15.0
• 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

Newly updated 2-bedroom, 1-bath brick home situated on a spacious corner lot! This move-in ready home features new windows, new central heating & air, new flooring, new cabinets and countertops, and fresh paint throughout. Enjoy a bright, welcoming interior, covered carport, and large yard with mature shade trees.

Key facts

• Fresh paint
• New flooring
• New cabinets

Tags

• NEW WINDOWS
• NEW CENTRAL HEATING
• NEW FLOORING
• NEW CABINETS
• NEW COUNTERTOPS
• FRESH PAINT

Property features AI

Finance

• Other: Lot approximately 0.44 acre
• HOA & community: No HOA; Community near airport/runway, boat/camper/van parking, public transport, schools, and shopping

Exterior

• Parking: Carport; Parking pad; Open parking
• Utilities: Public water; Public sewer (connected); Electricity available; Cable available; High-speed internet available; Phone available
• Home design: Single-family residence (house); Resale property; Built in 1965
• Construction: Brick and wood siding exterior; Composition roof; One story
• Exterior features: Patio; Porch; City lot

Interior

• Kitchen: Dishwasher; Solid surface counters; Breakfast bar; Pantry
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: One-level living; Den / Family room; Dining room and living room combo; Pantry; Solid surface counters; Breakfast bar; Family room masonry fireplace
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 $13k of equity ($968 loan paydown + $12k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $30k; list at $140k implies a 367% 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 8.76%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $131,064
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5616 Beulah St	0.14mi	3/2.0 (+1)	1,002 (-3%)	6mo	$127,500	$127	74
5559 Bacon Avenue Ave	0.11mi	2/1.0	1,125 (+9%)	8mo	$143,000	$127	74
5625 Nancy Ave	0.21mi	3/1.5 (+1)	1,172 (+14%)	1mo	$171,000	$146	60
5327 Beulah Ave	0.19mi	3/1.0 (+1)	940 (-9%)	18mo	$45,000	$48	56
321 Page St	0.27mi	2/1.0	896 (-13%)	12mo	$89,900	$100	56
1108 College St	0.67mi	2/1.0	1,134 (+10%)	6mo	$70,000	$62	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 28.3%
• Equity multiple: 3.12×
• Total profit: $83,114
• Equity at exit: $114,012

10-year hold

• IRR: 25.1%
• Equity multiple: 6.82×
• Total profit: $228,122
• Equity at exit: $234,026

Cash invested: $39,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $287

Break-even live

Break-even rent $1,089

Max offer price $140,000

Occupancy floor 75%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $140,000 Active 31 DOM
2. 2026-06-17
   days on market $140,000 Active 30 DOM
3. 2026-06-16
   days on market $140,000 Active 29 DOM
4. 2026-06-15
   days on market $140,000 Active 28 DOM
5. 2026-06-13
   days on market $140,000 Active 26 DOM
6. 2026-06-12
   days on market $140,000 Active 25 DOM
7. 2026-06-09
   days on market $140,000 Active 22 DOM
8. 2026-06-08
   days on market $140,000 Active 21 DOM
9. 2026-06-07
   days on market $140,000 Active 20 DOM
10. 2026-06-07
    days on market $140,000 Active 19 DOM
11. 2026-06-04
    days on market $140,000 Active 16 DOM
12. 2026-06-02
    days on market $140,000 Active 15 DOM
13. 2026-06-01
    statusdays on market $140,000 Active 14 DOM
14. 2026-05-31
    days on market $140,000 New 13 DOM
15. 2026-05-31
    days on market $140,000 New 12 DOM
16. 2026-05-15
    listed $140,000 New

    Show marketing remark (321 chars)

    Newly updated 2-bedroom, 1-bath brick home situated on a spacious corner lot! This move-in ready home features new windows, new central heating & air, new flooring, new cabinets and countertops, and fresh paint throughout. Enjoy a bright, welcoming interior, covered carport, and large yard with mature shade trees.

17. 2026-05-15
    listed $140,000 Active 321-char remark

    Show marketing remark (321 chars)

    Newly updated 2-bedroom, 1-bath brick home situated on a spacious corner lot! This move-in ready home features new windows, new central heating & air, new flooring, new cabinets and countertops, and fresh paint throughout. Enjoy a bright, welcoming interior, covered carport, and large yard with mature shade trees.

18. 2016-08-16
    soldstatus $30,000 112-char remark

    Show marketing remark (112 chars)

    Great starter home or investment property on corner lot. Brick and wood construction with new concrete driveway.

19. 2016-06-01
    listed $34,900 112-char remark

    Show marketing remark (112 chars)

    Great starter home or investment property on corner lot. Brick and wood construction with new concrete driveway.

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $1,288 · $107/mo
• Expected delta: +$479/yr (+$40/mo · 59.1%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,426
• − Mortgage interest: −$7,842
• − Property taxes: −$809
• − Insurance: −$700
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$4,073
• Taxable income: $1,213
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $3,156/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

• Census place: Eastman, GA
• 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

+301.1% since first listed

4 events — show timeline

• 2026-05-15 Listed $140,000 CGMLS
• 2026-05-15 Listed $140,000 GAMLS
• 2016-08-16 Sold (MLS) $30,000 GAMLS
• 2016-06-01 Listed $34,900 GAMLS

Property tax history

+5.3%/yr

Latest (2025): $809 · +23.3% YoY. Source: county tax records.