909 Gilmore St · Waycross, GA 31501

$175,001

3 bd · 2.0 ba · 2,116 sqft · SingleFamily public records · 57 Days on market

Built 1958 0.33 ac lot $83/sqft · 68% above area

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

909 Gilmore St: Smart Living and Modern Efficiency Step into a home that is truly smart-ready and designed for modern convenience. This 3-bedroom, 2-bathroom residence comes fully integrated with Alexa, allowing you to control your environment with ease from the moment you move in. Beyond the tech, this property is a hobbyist’s dream, featuring a large workshop perfect for projects, storage, or a dedicated creative space. The home offers incredible peace of mind with major infrastructure already updated, including a roof that is less than two years old and a brand-new 200-amp electrical box to handle all your power needs. The interior features a high-efficiency, on-demand tankless water heaters for endless comfort and lower utility costs, while the kitchen shines with sleek stainless steel appliances. Both bathrooms have been fully refreshed with contemporary finishes, providing a move-in-ready experience without the renovation price tag. Set on a generous corner lot with plenty of room to roam, this property is a rare find that combines cutting-edge updates, functional workspace, and everyday value.

Key facts

• Refreshed bathrooms
• Large workshop
• Updated roof

Tags

• LARGE WORKSHOP
• UPDATED ROOF
• 200 AMP ELECTRICAL BOX
• TANKLESS WATER HEATERS
• STAINLESS STEEL APPLIANCES
• REFRESHED BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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-, crime F, amenities 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.
• Zoned schools: Ruskin Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 379 students, 94% FRL); Ware County Middle School (math 21% / reading 39%, grade F, #243 of 470 statewide, top 53%, 783 students, 80% FRL); Ware County High School (math 33% / reading 30%, grade F, #122 of 424 statewide, top 30%, 1,589 students, 86% FRL) — zoned schools average 87% FRL vs 64% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 115 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $55k; list at $175k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1958 — 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 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?
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: 1.14% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (median comp): $104,234
• List price: $175,001
• Delta: 67.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 Congress St	0.33mi	4/2.0 (+1)	1,800 (-15%)	8mo	$25,000	$14	48
512 Williams St	0.55mi	3/2.0	1,856 (-12%)	12mo	$143,900	$78	44
807 Elizabeth St	0.65mi	3/1.5	1,829 (-14%)	8mo	$123,000	$67	38

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $4,119
• Equity at exit: $26,093

10-year hold

• IRR: 11.8%
• Equity multiple: 1.92×
• Total profit: $45,251
• Equity at exit: $15,131

Cash invested: $49,000 (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 31501

• Home prices YoY: -29.3%
• Active inventory: 115
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $511

Break-even live

Break-even rent $1,353

Max offer price $175,001

Occupancy floor 69%

Sensitivity live

Price	-10% $610	-5% $560	+0% $511	+5% $461	+10% $412
Rent	-10% $353	-5% $432	+0% $511	+5% $590	+10% $669
Rate	-1.0pp $599	-0.5pp $555	base $511	+0.5pp $465	+1.0pp $419

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Satilla Blvd Waycross, GA	3.0	2.0	1600	$2,000	$1.25	45d	1	1.27mi

Listing history 12 events

1. 2026-06-02
   days on market $175,001 Active 57 DOM
2. 2026-06-01
   days on market $175,001 Active 56 DOM
3. 2026-05-31
   days on market $175,001 Active 55 DOM
4. 2026-05-31
   days on market $175,001 Active 54 DOM
5. 2026-04-24
   price $175,001 1126-char remark

   Show marketing remark (1126 chars)

   909 Gilmore St: Smart Living and Modern Efficiency Step into a home that is truly smart-ready and designed for modern convenience. This 3-bedroom, 2-bathroom residence comes fully integrated with Alexa, allowing you to control your environment with ease from the moment you move in. Beyond the tech, this property is a hobbyist’s dream, featuring a large workshop perfect for projects, storage, or a dedicated creative space. The home offers incredible peace of mind with major infrastructure already updated, including a roof that is less than two years old and a brand-new 200-amp electrical box to handle all your power needs. The interior features a high-efficiency, on-demand tankless water heaters for endless comfort and lower utility costs, while the kitchen shines with sleek stainless steel appliances. Both bathrooms have been fully refreshed with contemporary finishes, providing a move-in-ready experience without the renovation price tag. Set on a generous corner lot with plenty of room to roam, this property is a rare find that combines cutting-edge updates, functional workspace, and everyday value.

6. 2026-04-06
   listed $180,000 Active 1126-char remark

   Show marketing remark (1126 chars)

   909 Gilmore St: Smart Living and Modern Efficiency Step into a home that is truly smart-ready and designed for modern convenience. This 3-bedroom, 2-bathroom residence comes fully integrated with Alexa, allowing you to control your environment with ease from the moment you move in. Beyond the tech, this property is a hobbyist’s dream, featuring a large workshop perfect for projects, storage, or a dedicated creative space. The home offers incredible peace of mind with major infrastructure already updated, including a roof that is less than two years old and a brand-new 200-amp electrical box to handle all your power needs. The interior features a high-efficiency, on-demand tankless water heaters for endless comfort and lower utility costs, while the kitchen shines with sleek stainless steel appliances. Both bathrooms have been fully refreshed with contemporary finishes, providing a move-in-ready experience without the renovation price tag. Set on a generous corner lot with plenty of room to roam, this property is a rare find that combines cutting-edge updates, functional workspace, and everyday value.

7. 2024-11-25
   soldstatus $55,000 Sold 379-char remark

   Show marketing remark (379 chars)

   Welcome to 909 Gilmore St., This beautiful home has so much potential. It sits on a .33 corner lot. It's looking for its new owner or investor to restore it to its former glory. TLC is needed to bring this 1958 three-bedroom, two-bath, 2116 sq ft home back to life. So come on, bring your imagination, take a look, and see what you can do to bring it back to its former grandeur.

8. 2024-11-25
   soldstatus $65,000 Closed

   Show marketing remark (379 chars)

   Welcome to 909 Gilmore St., This beautiful home has so much potential. It sits on a .33 corner lot. It's looking for its new owner or investor to restore it to its former glory. TLC is needed to bring this 1958 three-bedroom, two-bath, 2116 sq ft home back to life. So come on, bring your imagination, take a look, and see what you can do to bring it back to its former grandeur.

9. 2024-11-02
   status Pending
10. 2024-11-01
    status Under Contract 379-char remark

    Show marketing remark (379 chars)

    Welcome to 909 Gilmore St., This beautiful home has so much potential. It sits on a .33 corner lot. It's looking for its new owner or investor to restore it to its former glory. TLC is needed to bring this 1958 three-bedroom, two-bath, 2116 sq ft home back to life. So come on, bring your imagination, take a look, and see what you can do to bring it back to its former grandeur.

11. 2024-10-24
    listed $65,000 New 379-char remark

    Show marketing remark (379 chars)

    Welcome to 909 Gilmore St., This beautiful home has so much potential. It sits on a .33 corner lot. It's looking for its new owner or investor to restore it to its former glory. TLC is needed to bring this 1958 three-bedroom, two-bath, 2116 sq ft home back to life. So come on, bring your imagination, take a look, and see what you can do to bring it back to its former grandeur.

12. 2024-10-24
    listed $65,000 Active

    Show marketing remark (379 chars)

    Welcome to 909 Gilmore St., This beautiful home has so much potential. It sits on a .33 corner lot. It's looking for its new owner or investor to restore it to its former glory. TLC is needed to bring this 1958 three-bedroom, two-bath, 2116 sq ft home back to life. So come on, bring your imagination, take a look, and see what you can do to bring it back to its former grandeur.

ⓘ 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: $943 · $79/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$667/yr (+$56/mo · 70.8%)

ⓘ 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 · 21 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: $24,000
• − Mortgage interest: −$9,803
• − Property taxes: −$943
• − Insurance: −$875
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$5,091
• Taxable income: $3,449
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $5,302/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

+169.2% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $175,001 GIAR
• 2026-04-06 Listed $180,000 GIAR
• 2024-11-25 Sold (MLS) $65,000 GIAR
• 2024-11-25 Sold (MLS) $55,000 GAMLS
• 2024-11-02 Pending — GIAR
• 2024-11-01 Pending — GAMLS
• 2024-10-24 Listed $65,000 GIAR
• 2024-10-24 Listed $65,000 GAMLS

Property tax history

+2.5%/yr

Latest (2025): $943 · -32.1% YoY. Source: county tax records.