23481 N US Hwy 19 (7.46 Acres) · Ochlocknee, GA 31773

$200,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 237 Days on market

Built 1972 7.46 ac lot $139/sqft · 18% below area Est $244k · 18% under ↓ 17% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• Appreciation +8.8/10.0
• DSCR +3.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

* Country Charm Meets Endless Possibility * Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage—let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

Key facts

• Mature hardwoods
• 7.46-acre canvas
• Trails

Tags

• 7.46-ACRE CANVAS
• MATURE HARDWOODS
• ESTABLISHED PINES
• FRONT AND BACK PORCHES
• AMPLE SPACE FOR GARDENS
• TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (27.8% below list).
• Recommended offer: $144k (27.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#559 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Thomas County (rural): math 27% / reading 32% proficiency, ranked #97 of 174 in GA (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 27 active listings in the ZIP; 213 units permitted in Thomas County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (7.7% local appreciation)).
• Thomas County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,450 (27.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 11.5

CMA / ARV

• ARV (median comp): $244,168
• List price: $200,000
• Delta: -18.09%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Shauna Rd	0.28mi	3/2.0	1,639 (+14%)	9mo	$300,000	$183	56

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

Projected returns pro-forma

7.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 2.29×
• Total profit: $72,003
• Equity at exit: $147,862

10-year hold

• IRR: 16.8%
• Equity multiple: 4.81×
• Total profit: $213,527
• Equity at exit: $289,693

Cash invested: $56,000 (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 31773

• Home prices YoY: 3.2%
• Active inventory: 27
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,444 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$111 /mo · $1,330/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-102

Break-even live

Break-even rent $1,573

Max offer price $182,017

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $200,000 Active 237 DOM
2. 2026-06-18
   days on market $200,000 Active 236 DOM
3. 2026-06-17
   days on market $200,000 Active 235 DOM
4. 2026-06-16
   days on market $200,000 Active 234 DOM
5. 2026-06-15
   days on market $200,000 Active 233 DOM
6. 2026-06-14
   days on market $200,000 Active 231 DOM
7. 2026-06-12
   days on market $200,000 Active 230 DOM
8. 2026-06-09
   days on market $200,000 Active 227 DOM
9. 2026-06-08
   statusdays on market $200,000 Active 226 DOM
10. 2026-06-07
    days on market $200,000 Back On Market 225 DOM
11. 2026-06-07
    statusdays on market $200,000 Back On Market 224 DOM
12. 2026-05-14
    status Pending 1096-char remark

    Show marketing remark (1096 chars)

    * Country Charm Meets Endless Possibility * Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage—let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

13. 2026-05-13
    status Under Contract 1087-char remark

    Show marketing remark (1087 chars)

    *Country Charm Meets Endless Possibility* Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage-let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

14. 2026-05-13
    historical Active Under Contract

    Show marketing remark (1087 chars)

    *Country Charm Meets Endless Possibility* Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage-let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

15. 2026-05-13
    status Pending

    Show marketing remark (1087 chars)

    *Country Charm Meets Endless Possibility* Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage-let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

16. 2026-03-14
    price $200,000 1096-char remark

    Show marketing remark (1096 chars)

    * Country Charm Meets Endless Possibility * Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage—let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

17. 2026-03-13
    price $200,000 1087-char remark

    Show marketing remark (1087 chars)

    *Country Charm Meets Endless Possibility* Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage-let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

18. 2026-03-13
    price $200,000

    Show marketing remark (1087 chars)

    *Country Charm Meets Endless Possibility* Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage-let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

19. 2026-03-13
    price $200,000

    Show marketing remark (1087 chars)

    *Country Charm Meets Endless Possibility* Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage-let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

20. 2025-12-14
    price $210,000 1096-char remark

    Show marketing remark (1087 chars)

    *Country Charm Meets Endless Possibility* Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage-let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

21. 2025-12-14
    price $210,000

    Show marketing remark (1087 chars)

    *Country Charm Meets Endless Possibility* Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage-let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

22. 2025-12-14
    price $210,000

    Show marketing remark (1087 chars)

    *Country Charm Meets Endless Possibility* Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage-let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

23. 2025-12-14
    price $210,000 1087-char remark

    Show marketing remark (1087 chars)

    *Country Charm Meets Endless Possibility* Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage-let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

24. 2025-12-14
    price $210,900

    Show marketing remark (1087 chars)

    *Country Charm Meets Endless Possibility* Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage-let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

25. 2025-09-30
    listed $239,900 Active 1096-char remark

    Show marketing remark (1096 chars)

    * Country Charm Meets Endless Possibility * Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage—let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

26. 2025-09-29
    listed $239,900 New 1087-char remark

    Show marketing remark (1087 chars)

    *Country Charm Meets Endless Possibility* Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage-let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

27. 2025-09-29
    listed $239,900 Active

    Show marketing remark (1087 chars)

    *Country Charm Meets Endless Possibility* Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage-let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

28. 2025-09-29
    listed $239,900 Active

    Show marketing remark (1087 chars)

    *Country Charm Meets Endless Possibility* Nestled on a serene 7.46-acre canvas of mature hardwoods and established pines, this classic country homestead offers a rare opportunity to create your dream retreat. Just minutes from town yet worlds away in peacefulness, the property boasts a tranquil setting perfect for those seeking privacy, nature, and room to roam. The home itself is a vintage gem waiting to be polished. With timeless front and back porches ideal for morning coffee or evening sunsets, it exudes character and charm. While it does require significant updates and repairs, its solid bones and rustic appeal provide the perfect foundation for a thoughtful renovation. Whether you're envisioning a cozy farmhouse, a weekend getaway, or a full-scale transformation, this property invites you to bring your vision to life. The land offers ample space for gardens, trails, or even a future guest cottage-let your imagination run wild. If you're ready to roll up your sleeves and embrace the beauty of country living with the promise of potential, this is the place to start.

ⓘ 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: $1,330 · $111/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$510/yr (+$43/mo · 38.4%)

ⓘ 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 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 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,334
• − Mortgage interest: −$11,203
• − Property taxes: −$1,330
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$5,818
• Taxable loss: −$4,790
• Est. tax savings @ 24.0%: +$1,150
• After-tax cash flow: $-72/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: Thomas County
• NCES district ID: 1304890
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $41,341
• Composite: 24.95/100
• National rank: #7565
• State rank: #97 of 174 in GA

Livability — Ochlocknee

• Score: 53/100
• State rank: #559
• US rank: #24362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,040
• Population (ZIP): 4,040

Population outlook (Thomas County) Hauer SSP2

• Today (2025): 45,303 people
• By 2030: 45,052 · -0.6%
• By 2040: 44,034 · -2.8%
• By 2050: 42,310 · -6.6%
• By 2075: 37,569 · -17.1%
• By 2100: 30,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 14% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Portuguese 1% Italian 1%
• Foreign-born: 0% · Vietnam
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Thomas

• 2024 margin: Strong R (+24.1) · D 37.8% · R 61.9%
• 2008→2024 swing: -8.3pp toward R · 2008: -15.8pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.5 2016: R+21.8 2012: R+18.5 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.70%
• Current HPI: 249.2072
• 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

-16.6% since first listed

17 events — show timeline

• 2026-05-14 Pending — TABRMLS
• 2026-05-13 Pending — GAMLS
• 2026-05-13 Contingent — CATRS
• 2026-05-13 Pending — SGMLS
• 2026-03-14 Price Changed $200,000 TABRMLS
• 2026-03-13 Price Changed $200,000 GAMLS
• 2026-03-13 Price Changed $200,000 CATRS
• 2026-03-13 Price Changed $200,000 SGMLS
• 2025-12-14 Price Changed $210,000 TABRMLS
• 2025-12-14 Price Changed $210,000 CATRS
• 2025-12-14 Price Changed $210,000 SGMLS
• 2025-12-14 Price Changed $210,000 GAMLS
• 2025-12-14 Price Changed $210,900 CATRS
• 2025-09-30 Listed $239,900 TABRMLS
• 2025-09-29 Listed $239,900 SGMLS
• 2025-09-29 Listed $239,900 CATRS
• 2025-09-29 Listed $239,900 GAMLS

Property tax history

+1.9%/yr

Latest (2025): $1,330 · -1.5% YoY. Source: county tax records.