611 S Bead St · Alma, GA 31510

$90,000

3 bd · 2.0 ba · 2,838 sqft · SingleFamily public records · 53 Days on market

Built 1972 0.35 ac lot $32/sqft · 50% below area Est $179k · 50% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +5.2/10.0
• Schools +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located within city limits, this 3bd/3bth house has a split level floor plan with over 2800 sqft. This unique property features a large bonus room, extensive master suite, balconies and an in-ground pool. It may be considered as an Investment opportunity for a multi unit rental property. The possibilities are endless! This home is sold AS IS with most of the furnishings!

Key facts

• In-ground pool
• Large bonus room
• 0.35 acre lot

Tags

• SPLIT LEVEL FLOOR PLAN
• LARGE BONUS ROOM
• EXTENSIVE MASTER SUITE
• IN-GROUND POOL
• INVESTMENT OPPORTUNITY
• MULTI UNIT RENTAL PROPERTY

Property features AI

Finance

• Financial info: Selling as-is; Listing accepts Cash and Conventional offers
• HOA & community: No HOA

Exterior

• Parking: Garage (1 parking space)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer connected; Water available
• Home design: Single-family residence; Residential property; Multi/split story; Structure listed as other; Fixer condition
• Construction: Built in 1972; Block and vinyl siding construction; Slab foundation; Composition roof
• Exterior features: Fenced yard; Corner lot; In-ground pool; Garage(s) and shed(s) on the property

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Other
• Bathrooms: 3 full bathrooms (one full bathroom on the lower level)
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: Other interior features; Multi/split levels; Partial basement; Family room
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#530 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.
• Bacon County (rural): math 48% / reading 36% proficiency, ranked #43 of 174 in GA (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bacon County Primary School (571 students, 90% FRL); Bacon County Middle School (math 37% / reading 36%, grade F, #167 of 470 statewide, top 38%, 465 students, 78% FRL); Bacon County High School (math 32% / reading 8%, grade F, #238 of 424 statewide, top 57%, 641 students, 58% FRL) — zoned schools average 75% FRL vs 58% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-14 pts) — the specific schools serving this property underperform the Bacon County average; the district grade overstates school quality for this exact location.
• Market conditions: 38 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($622 loan paydown + $400 appreciation (0.4% local appreciation)).
• Bacon County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1972 — 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 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. 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: 1.47% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.56%
• DSCR: 1.78
• GRM: 5.7

CMA / ARV

• ARV (median comp): $178,725
• List price: $90,000
• Delta: -49.64%
• Verdict: UNDERPRICED
• Comps: 11 within 2.0 mi

Projected returns pro-forma

0.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 1.91×
• Total profit: $22,808
• Equity at exit: $28,152

10-year hold

• IRR: 22.1%
• Equity multiple: 3.55×
• Total profit: $64,318
• Equity at exit: $35,496

Cash invested: $25,200 (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 31510

• Home prices YoY: 0.2%
• Active inventory: 38
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$167 /mo · $2,010/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $369

Break-even live

Break-even rent $857

Max offer price $90,000

Occupancy floor 67%

Sensitivity live

Price	-10% $420	-5% $394	+0% $369	+5% $343	+10% $318
Rent	-10% $264	-5% $317	+0% $369	+5% $421	+10% $473
Rate	-1.0pp $414	-0.5pp $392	base $369	+0.5pp $345	+1.0pp $322

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $90,000 Active 53 DOM
2. 2026-06-21
   days on market $90,000 Active 52 DOM
3. 2026-06-18
   days on market $90,000 Active 50 DOM
4. 2026-06-17
   days on market $90,000 Active 49 DOM
5. 2026-06-16
   days on market $90,000 Active 48 DOM
6. 2026-06-15
   days on market $90,000 Active 47 DOM
7. 2026-06-13
   days on market $90,000 Active 45 DOM
8. 2026-06-12
   days on market $90,000 Active 44 DOM
9. 2026-06-09
   days on market $90,000 Active 41 DOM
10. 2026-06-08
    days on market $90,000 Active 40 DOM
11. 2026-06-07
    days on market $90,000 Active 39 DOM
12. 2026-06-05
    days on market $90,000 Active 37 DOM
13. 2026-06-04
    days on market $90,000 Active 35 DOM
14. 2026-06-02
    days on market $90,000 Active 34 DOM
15. 2026-06-01
    days on market $90,000 Active 33 DOM
16. 2026-05-31
    days on market $90,000 Active 32 DOM
17. 2026-05-31
    days on market $90,000 Active 31 DOM
18. 2025-03-27
    listed $90,000 New 373-char remark

ⓘ 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: $2,010 · $167/mo
• Projected year-2 tax: $2,010 · $167/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,885
• − Mortgage interest: −$5,041
• − Property taxes: −$2,010
• − Insurance: −$450
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$2,618
• Taxable income: $3,224
• Est. tax owed @ 24.0%: −$774
• After-tax cash flow: $3,652/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: Bacon County
• NCES district ID: 1300150
• Math proficiency: 48% ▬ 0.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $35,087
• Composite: 34.79/100
• National rank: #5112
• State rank: #43 of 174 in GA

Livability — Alma

• Score: 54/100
• State rank: #530
• US rank: #23747

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: Alma, GA
• Population (ZIP): 9,592

Population outlook (Bacon County) Hauer SSP2

• Today (2025): 11,676 people
• By 2030: 11,831 · +1.3%
• By 2040: 12,066 · +3.3%
• By 2050: 12,250 · +4.9%
• By 2075: 12,308 · +5.4%
• By 2100: 11,278 · -3.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 17% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Bacon

• 2024 margin: Solid R (+73.2) · D 13.3% · R 86.5%
• 2008→2024 swing: -15.5pp toward R · 2008: -57.7pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+72.7 2016: R+68.5 2012: R+58.6 2008: R+57.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.44%
• Current HPI: 236.7103
• 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

1 event — show timeline

• 2025-03-27 Listed $90,000 GAMLS

Property tax history

+4.8%/yr

Latest (2025): $2,010 · -1.1% YoY. Source: county tax records.