106 Youman St · Vienna, GA 31092

$14,900

2 bd · 2.0 ba · 1,160 sqft · SingleFamily public records · 26 Days on market

Built 1900 0.32 ac lot $13/sqft · 88% below area ↓ 25% since listing

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 106 Youman Street, your gateway to peaceful living in Dooly County! This spacious home boasts 2 bedrooms, 1 bathroom, and a versatile layout perfect for families or anyone seeking an affordable retreat. The open-concept living area features ample natural light and plenty of space for relaxing or entertaining. The kitchen features ample counter space, making meal prep a breeze. The bedrooms offer accommodations for family or guests. Enjoy the outdoors on the expansive lot, perfect for grilling, soaking up the sun, or simply enjoying the fresh air. The large yard provides a great space for children and pets to play. This charming home is conveniently located near shopping and dining options. Schools, parks, and other essential amenities are also just minutes away. Easy commute to Cordele, Perry, and Lake Blackshear. Don't miss your chance to own this piece of the American dream!

Key facts

• Expansive lot
• Ample natural light
• Ample counter space

Tags

• OPEN-CONCEPT LIVING AREA
• AMPLE NATURAL LIGHT
• AMPLE COUNTER SPACE
• EXPANSIVE LOT
• LARGE YARD

Property features AI

Finance

• Other: Sold/listed As-Is, No Disclosure
• HOA & community: No association

Exterior

• Parking: Side/rear entrance
• Utilities: Public water; Public sewer; No utilities listed
• Home design: Single family residence (house); Built in 1900
• Construction: Brick construction; Composition roof
• Exterior features: Level lot; Near shopping

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: One-level home; Crawl space foundation; Family room; Condition: Fixer
• Laundry & utility: No laundry hookups/features listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $15k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#449 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: schools F, amenities F, commute F.
• Dooly County (rural): math 5% / reading 10% proficiency, ranked #172 of 174 in GA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP; 55 units permitted in Dooly County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $103 of loan paydown is wiped out by about $447 of value loss. Plan a longer hold.
• Dooly 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $14,676 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 6.73% ✓
• Cap rate: 60.32%
• Cash-on-cash: 192.96%
• DSCR: 9.59
• GRM: 1.2

CMA / ARV

• ARV (median comp): $123,046
• List price: $14,900
• Delta: -87.89%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 E Pine St	0.36mi	3/1.0 (+1)	1,294 (+12%)	12mo	$140,000	$108	45

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: —
• Equity multiple: 10.67×
• Total profit: $40,340
• Equity at exit: $2,222

10-year hold

• IRR: —
• Equity multiple: 22.63×
• Total profit: $90,255
• Equity at exit: $1,288

Cash invested: $4,172 (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 31092

• Home prices YoY: -7.1%
• Active inventory: 22
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$78
• Tax from tax record: −$37 /mo · $445/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $671

Break-even live

Break-even rent $154

Max offer price $14,900

Occupancy floor 28%

Sensitivity live

Price	-10% $679	-5% $675	+0% $671	+5% $667	+10% $662
Rent	-10% $592	-5% $631	+0% $671	+5% $710	+10% $750
Rate	-1.0pp $678	-0.5pp $675	base $671	+0.5pp $667	+1.0pp $663

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: $3,725
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   statusdays on market $14,900 Under Contract 26 DOM

   Show marketing remark (900 chars)

   Welcome to 106 Youman Street, your gateway to peaceful living in Dooly County! This spacious home boasts 2 bedrooms, 1 bathroom, and a versatile layout perfect for families or anyone seeking an affordable retreat. The open-concept living area features ample natural light and plenty of space for relaxing or entertaining. The kitchen features ample counter space, making meal prep a breeze. The bedrooms offer accommodations for family or guests. Enjoy the outdoors on the expansive lot, perfect for grilling, soaking up the sun, or simply enjoying the fresh air. The large yard provides a great space for children and pets to play. This charming home is conveniently located near shopping and dining options. Schools, parks, and other essential amenities are also just minutes away. Easy commute to Cordele, Perry, and Lake Blackshear. Don't miss your chance to own this piece of the American dream!

2. 2026-06-08
   days on market $14,900 Active 25 DOM
3. 2026-06-07
   days on market $14,900 Active 24 DOM
4. 2026-06-05
   days on market $14,900 Active 22 DOM
5. 2026-06-04
   days on market $14,900 Active 20 DOM
6. 2026-06-02
   days on market $14,900 Active 19 DOM
7. 2026-06-01
   days on market $14,900 Active 18 DOM
8. 2026-05-31
   days on market $14,900 Active 17 DOM
9. 2026-05-31
   days on market $14,900 Active 16 DOM
10. 2026-05-14
    listed $14,900 Active 900-char remark

    Show marketing remark (900 chars)

    Welcome to 106 Youman Street, your gateway to peaceful living in Dooly County! This spacious home boasts 2 bedrooms, 1 bathroom, and a versatile layout perfect for families or anyone seeking an affordable retreat. The open-concept living area features ample natural light and plenty of space for relaxing or entertaining. The kitchen features ample counter space, making meal prep a breeze. The bedrooms offer accommodations for family or guests. Enjoy the outdoors on the expansive lot, perfect for grilling, soaking up the sun, or simply enjoying the fresh air. The large yard provides a great space for children and pets to play. This charming home is conveniently located near shopping and dining options. Schools, parks, and other essential amenities are also just minutes away. Easy commute to Cordele, Perry, and Lake Blackshear. Don't miss your chance to own this piece of the American dream!

11. 2026-05-13
    listed $14,900 New 900-char remark
12. 2025-06-18
    status Back On Market
13. 2025-06-18
    historical
14. 2025-02-22
    status Pending
15. 2025-02-22
    status Under Contract
16. 2025-02-12
    listed $19,900 New
17. 2025-02-12
    listed $19,900 Active

ⓘ 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: $445 · $37/mo
• Projected year-2 tax: $445 · $37/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,035
• − Mortgage interest: −$835
• − Property taxes: −$445
• − Insurance: −$74
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$433
• Taxable income: $8,322
• Est. tax owed @ 24.0%: −$1,997
• After-tax cash flow: $6,053/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: Dooly County
• NCES district ID: 1301800
• Math proficiency: 5% ▼ -5.00%
• Reading proficiency: 10% ▼ -10.00%
• Median HH income: $31,659
• Composite: 5.78/100
• National rank: #10020
• State rank: #172 of 174 in GA

Livability — Vienna

• Score: 58/100
• State rank: #449
• US rank: #21381

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vienna, GA
• City population: 4,899
• Population (ZIP): 4,899

Population outlook (Dooly County) Hauer SSP2

• Today (2025): 12,928 people
• By 2030: 12,362 · -4.4%
• By 2040: 11,306 · -12.5%
• By 2050: 10,552 · -18.4%
• By 2075: 9,884 · -23.5%
• By 2100: 10,197 · -21.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 37% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: German 2% Slovak 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Dooly

• 2024 margin: Lean R (+7.7) · D 46.0% · R 53.7%
• 2008→2024 swing: -11.2pp toward R · 2008: 3.5pp · 2024: -7.7pp
• All cycles: 2024: R+7.7 2020: R+6.0 2016: R+2.1 2012: D+6.9 2008: D+3.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.34%
• Current HPI: 212.8916
• 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

-25.1% since first listed

10 events — show timeline

• 2026-06-09 Pending — CABOR
• 2026-06-09 Pending — GAMLS
• 2026-05-14 Listed $14,900 CABOR
• 2026-05-13 Listed $14,900 GAMLS
• 2025-06-18 Relisted — GAMLS
• 2025-06-18 Listing Removed — GAMLS
• 2025-02-22 Pending — CABOR
• 2025-02-22 Pending — GAMLS
• 2025-02-12 Listed $19,900 CABOR
• 2025-02-12 Listed $19,900 GAMLS

Property tax history

+1.9%/yr

Latest (2025): $445 · -21.4% YoY. Source: county tax records.