912 Rose Ln · Cordele, GA 31015

$152,600

3 bd · 2.0 ba · 2,634 sqft · SingleFamily public records · 163 Days on market

Built 1960 0.84 ac lot $58/sqft · 35% below area Est $233k · 35% 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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION all INVESTORS & RETRO LOVERS!!!! This contemporary home has so much potential and needs some TLC. It features a nice big open floorplan with 3 bedrooms and 2 full baths. Call today to tour this really unique home!!!

Key facts

• 0.84 acre lot
• 2 parking spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $141k (7.8% below list).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.1% in Cordele — 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 53/100 on livability (#556 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Crisp County (rural): math 20% / reading 21% proficiency, ranked #143 of 174 in GA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 166 active listings in the ZIP; 21 units permitted in Crisp 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.
• Crisp County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($134k) 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 $120k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,288 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1960 — 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: 0.92% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 9.0

CMA / ARV

• ARV (median comp): $233,047
• List price: $152,600
• Delta: -34.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 E 17th Ave	0.64mi	3/2.0	2,640 (+0%)	4mo	$85,000	$32	66
715 E 25th Ave	0.31mi	4/3.0 (+1)	2,635 (0%)	12mo	$280,000	$106	66
1019 E 22nd Ave	0.14mi	3/3.0	2,331 (-12%)	18mo	$280,000	$120	55
908 E 27th Ave	0.42mi	3/2.0	2,847 (+8%)	15mo	$290,000	$102	54
1307 E 24th Ave	0.41mi	3/2.0	2,337 (-11%)	12mo	$230,000	$98	52
718 E 19th Ave	0.25mi	3/3.0	2,889 (+10%)	23mo	$249,000	$86	49
511 E 25th Ave	0.47mi	4/3.0 (+1)	2,278 (-14%)	0mo	$270,000	$119	46
1402 E 24th Ave	0.51mi	4/3.0 (+1)	2,255 (-14%)	7mo	$120,000	$53	38
705 E 31st Ave	0.71mi	3/2.0	2,238 (-15%)	9mo	$250,000	$112	35
515 E 18th Ave	0.49mi	3/1.0	2,244 (-15%)	17mo	$149,900	$67	34

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-18,918
• Equity at exit: $22,753

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-8,993
• Equity at exit: $13,194

Cash invested: $42,728 (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 31015

• Home prices YoY: -24.1%
• Active inventory: 166
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$800
• Tax from tax record: −$156 /mo · $1,872/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $91

Break-even live

Break-even rent $1,291

Max offer price $152,600

Occupancy floor 89%

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: $38,150
• Closing costs: $4,578
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $152,600 Active 163 DOM
2. 2026-06-17
   days on market $152,600 Active 162 DOM
3. 2026-06-16
   days on market $152,600 Active 161 DOM
4. 2026-06-15
   days on market $152,600 Active 160 DOM
5. 2026-06-13
   days on market $152,600 Active 158 DOM
6. 2026-06-12
   days on market $152,600 Active 157 DOM
7. 2026-06-09
   days on market $152,600 Active 154 DOM
8. 2026-06-08
   days on market $152,600 Active 153 DOM
9. 2026-06-07
   days on market $152,600 Active 152 DOM
10. 2026-06-07
    days on market $152,600 Active 151 DOM
11. 2026-06-04
    days on market $152,600 Active 148 DOM
12. 2026-06-02
    days on market $152,600 Active 147 DOM
13. 2026-06-01
    days on market $152,600 Active 146 DOM
14. 2026-05-31
    days on market $152,600 Active 145 DOM
15. 2026-05-31
    days on market $152,600 Active 144 DOM
16. 2026-02-24
    price $152,600 232-char remark

    Show marketing remark (232 chars)

    ATTENTION all INVESTORS & RETRO LOVERS!!!! This contemporary home has so much potential and needs some TLC. It features a nice big open floorplan with 3 bedrooms and 2 full baths. Call today to tour this really unique home!!!

17. 2026-01-06
    listed $155,600 Active 232-char remark

    Show marketing remark (232 chars)

    ATTENTION all INVESTORS & RETRO LOVERS!!!! This contemporary home has so much potential and needs some TLC. It features a nice big open floorplan with 3 bedrooms and 2 full baths. Call today to tour this really unique home!!!

18. 2025-12-09
    historical
19. 2025-11-12
    price $189,900
20. 2025-11-12
    price $189,900
21. 2025-10-29
    listed $219,000 New
22. 2007-09-01
    soldstatus $120,000

ⓘ 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: $1,872 · $156/mo
• Projected year-2 tax: $1,872 · $156/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 ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,877
• − Mortgage interest: −$8,548
• − Property taxes: −$1,872
• − Insurance: −$763
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$4,439
• Taxable loss: −$1,446
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $1,442/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: Crisp County
• NCES district ID: 1301560
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 21% ▼ -7.00%
• Median HH income: $32,681
• Composite: 16.68/100
• National rank: #9168
• State rank: #143 of 174 in GA

Livability — Cordele

• Score: 53/100
• State rank: #556
• US rank: #24483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cordele, GA
• Population (ZIP): 18,615

Population outlook (Crisp County) Hauer SSP2

• Today (2025): 21,484 people
• By 2030: 20,594 · -4.1%
• By 2040: 18,691 · -13.0%
• By 2050: 16,769 · -21.9%
• By 2075: 12,329 · -42.6%
• By 2100: 8,591 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 48% White 47% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Crisp

• 2024 margin: Strong R (+25.9) · D 36.9% · R 62.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -17.7pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+24.9 2016: R+22.7 2012: R+13.8 2008: R+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.99%
• Current HPI: 182.3676
• 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

+27.2% since first listed

7 events — show timeline

• 2026-02-24 Price Changed $152,600 CABOR
• 2026-01-06 Listed $155,600 CABOR
• 2025-12-09 Listing Removed — GAMLS
• 2025-11-12 Price Changed $189,900 CGMLS
• 2025-11-12 Price Changed $189,900 GAMLS
• 2025-10-29 Listed $219,000 GAMLS
• 2007-09-01 Sold (Public Records) $120,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,872 · +8.7% YoY. Source: county tax records.