4535 Oakview Cir · Dixie Union, GA 31503

$144,000

4 bd · 2.0 ba · 2,200 sqft · Other · 220 Days on market

Built 1997 1.37 ac lot $65/sqft · 48% below area Est $275k · 48% 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 +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious, updated, and move-in ready welcome to 4535 Oakview Circle, a well maintained 4 bedroom, 2 bath home sitting on over an acre of land in a quiet country setting just minutes from Alma and Waycross. Inside, you'll find a tile kitchen, laminate flooring, and a freshly updated hall bath featuring a new tub and tile surround. The primary suite includes both a stand-up shower and walk-in jetted tub, giving you the perfect space to unwind. This home has been well cared for a roof that's only 4 years old. Outside, the features continue with a 32x40 metal shop complete with HVAC, water, and power, plus a large lean-to and powered storage shed ideal for hobbies, storage, or workspace. Enjoy peaceful living with plenty of room to spread out while staying close to everything you need.

Key facts

• Stand-up shower
• Laminate flooring
• Tile kitchen

Tags

• TILE KITCHEN
• LAMINATE FLOORING
• UPDATED HALL BATH
• STAND-UP SHOWER
• WALK-IN JETTED TUB
• TWO HOT WATER HEATERS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $144k.

Deal economics

• At list price, monthly cash flow is $65 ($786/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 $134k (6.8% below list).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 143 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 $996 of loan paydown is wiped out by about $4k 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 220 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $144k implies a 200% 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; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $275,292
• List price: $144,000
• Delta: -47.69%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.2%
• Equity multiple: 0.53×
• Total profit: $-19,145
• Equity at exit: $21,471

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-11,220
• Equity at exit: $12,450

Cash invested: $40,320 (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 31503

• Home prices YoY: -24.9%
• Active inventory: 143
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$755
• Tax est. 1.5%: −$180 /mo · $2,160/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $65

Break-even live

Break-even rent $1,260

Max offer price $144,000

Occupancy floor 90%

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-12
   status Under Contract 793-char remark

   Show marketing remark (793 chars)

   Spacious, updated, and move-in ready welcome to 4535 Oakview Circle, a well maintained 4 bedroom, 2 bath home sitting on over an acre of land in a quiet country setting just minutes from Alma and Waycross. Inside, you'll find a tile kitchen, laminate flooring, and a freshly updated hall bath featuring a new tub and tile surround. The primary suite includes both a stand-up shower and walk-in jetted tub, giving you the perfect space to unwind. This home has been well cared for a roof that's only 4 years old. Outside, the features continue with a 32x40 metal shop complete with HVAC, water, and power, plus a large lean-to and powered storage shed ideal for hobbies, storage, or workspace. Enjoy peaceful living with plenty of room to spread out while staying close to everything you need.

2. 2026-03-16
   status Back On Market 793-char remark

   Show marketing remark (793 chars)

   Spacious, updated, and move-in ready welcome to 4535 Oakview Circle, a well maintained 4 bedroom, 2 bath home sitting on over an acre of land in a quiet country setting just minutes from Alma and Waycross. Inside, you'll find a tile kitchen, laminate flooring, and a freshly updated hall bath featuring a new tub and tile surround. The primary suite includes both a stand-up shower and walk-in jetted tub, giving you the perfect space to unwind. This home has been well cared for a roof that's only 4 years old. Outside, the features continue with a 32x40 metal shop complete with HVAC, water, and power, plus a large lean-to and powered storage shed ideal for hobbies, storage, or workspace. Enjoy peaceful living with plenty of room to spread out while staying close to everything you need.

3. 2026-03-13
   historical 793-char remark

   Show marketing remark (793 chars)

   Spacious, updated, and move-in ready welcome to 4535 Oakview Circle, a well maintained 4 bedroom, 2 bath home sitting on over an acre of land in a quiet country setting just minutes from Alma and Waycross. Inside, you'll find a tile kitchen, laminate flooring, and a freshly updated hall bath featuring a new tub and tile surround. The primary suite includes both a stand-up shower and walk-in jetted tub, giving you the perfect space to unwind. This home has been well cared for a roof that's only 4 years old. Outside, the features continue with a 32x40 metal shop complete with HVAC, water, and power, plus a large lean-to and powered storage shed ideal for hobbies, storage, or workspace. Enjoy peaceful living with plenty of room to spread out while staying close to everything you need.

4. 2026-02-12
   soldstatus $48,000
5. 2025-12-04
   price $144,000

   Show marketing remark (793 chars)

   Spacious, updated, and move-in ready welcome to 4535 Oakview Circle, a well maintained 4 bedroom, 2 bath home sitting on over an acre of land in a quiet country setting just minutes from Alma and Waycross. Inside, you'll find a tile kitchen, laminate flooring, and a freshly updated hall bath featuring a new tub and tile surround. The primary suite includes both a stand-up shower and walk-in jetted tub, giving you the perfect space to unwind. This home has been well cared for a roof that's only 4 years old. Outside, the features continue with a 32x40 metal shop complete with HVAC, water, and power, plus a large lean-to and powered storage shed ideal for hobbies, storage, or workspace. Enjoy peaceful living with plenty of room to spread out while staying close to everything you need.

6. 2025-12-04
   price $144,000 793-char remark

   Show marketing remark (793 chars)

   Spacious, updated, and move-in ready welcome to 4535 Oakview Circle, a well maintained 4 bedroom, 2 bath home sitting on over an acre of land in a quiet country setting just minutes from Alma and Waycross. Inside, you'll find a tile kitchen, laminate flooring, and a freshly updated hall bath featuring a new tub and tile surround. The primary suite includes both a stand-up shower and walk-in jetted tub, giving you the perfect space to unwind. This home has been well cared for a roof that's only 4 years old. Outside, the features continue with a 32x40 metal shop complete with HVAC, water, and power, plus a large lean-to and powered storage shed ideal for hobbies, storage, or workspace. Enjoy peaceful living with plenty of room to spread out while staying close to everything you need.

7. 2025-10-20
   price $149,000

   Show marketing remark (793 chars)

   Spacious, updated, and move-in ready welcome to 4535 Oakview Circle, a well maintained 4 bedroom, 2 bath home sitting on over an acre of land in a quiet country setting just minutes from Alma and Waycross. Inside, you'll find a tile kitchen, laminate flooring, and a freshly updated hall bath featuring a new tub and tile surround. The primary suite includes both a stand-up shower and walk-in jetted tub, giving you the perfect space to unwind. This home has been well cared for a roof that's only 4 years old. Outside, the features continue with a 32x40 metal shop complete with HVAC, water, and power, plus a large lean-to and powered storage shed ideal for hobbies, storage, or workspace. Enjoy peaceful living with plenty of room to spread out while staying close to everything you need.

8. 2025-10-20
   price $149,000 793-char remark

   Show marketing remark (793 chars)

   Spacious, updated, and move-in ready welcome to 4535 Oakview Circle, a well maintained 4 bedroom, 2 bath home sitting on over an acre of land in a quiet country setting just minutes from Alma and Waycross. Inside, you'll find a tile kitchen, laminate flooring, and a freshly updated hall bath featuring a new tub and tile surround. The primary suite includes both a stand-up shower and walk-in jetted tub, giving you the perfect space to unwind. This home has been well cared for a roof that's only 4 years old. Outside, the features continue with a 32x40 metal shop complete with HVAC, water, and power, plus a large lean-to and powered storage shed ideal for hobbies, storage, or workspace. Enjoy peaceful living with plenty of room to spread out while staying close to everything you need.

9. 2025-10-01
   listed $175,000 New 793-char remark

   Show marketing remark (793 chars)

   Spacious, updated, and move-in ready welcome to 4535 Oakview Circle, a well maintained 4 bedroom, 2 bath home sitting on over an acre of land in a quiet country setting just minutes from Alma and Waycross. Inside, you'll find a tile kitchen, laminate flooring, and a freshly updated hall bath featuring a new tub and tile surround. The primary suite includes both a stand-up shower and walk-in jetted tub, giving you the perfect space to unwind. This home has been well cared for a roof that's only 4 years old. Outside, the features continue with a 32x40 metal shop complete with HVAC, water, and power, plus a large lean-to and powered storage shed ideal for hobbies, storage, or workspace. Enjoy peaceful living with plenty of room to spread out while staying close to everything you need.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,111
• − Mortgage interest: −$8,066
• − Property taxes: −$2,160
• − Insurance: −$720
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$4,189
• Taxable loss: −$1,602
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $1,170/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 — Dixie Union

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 23,173

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 21% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -76.44%
• Current HPI: 230.6527
• 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

-72.6% since first listed

9 events — show timeline

• 2026-05-12 Pending — GAMLS
• 2026-03-16 Relisted — GAMLS
• 2026-03-13 Listing Removed — GAMLS
• 2026-02-12 Sold (Public Records) $48,000 Public Records
• 2025-12-04 Price Changed $144,000 GIAR
• 2025-12-04 Price Changed $144,000 GAMLS
• 2025-10-20 Price Changed $149,000 GIAR
• 2025-10-20 Price Changed $149,000 GAMLS
• 2025-10-01 Listed $175,000 GAMLS

Property tax history

+5.2%/yr

Latest (2025): $121 · -1.9% YoY. Source: county tax records.