5735 Fitzgerald St · Eastman, GA 31023

$135,000

3 bd · 1.5 ba · 1,804 sqft · SingleFamily public records · 76 Days on market

Built 1960 0.27 ac lot $75/sqft · 21% below area Est $171k · 21% under ↓ 9% since listing

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Why this score? — see what drove the B+ 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 +27.0/30.0
• ARV discount +15.0/15.0
• Appreciation +9.4/10.0
• DSCR +9.3/10.0
• 1% rule +6.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

This lovely 1804 sq.ft. brick home is just waiting for you to make it your own. With 3 bedrooms, and possibly a 4th bedroom, this home has endless possibilities. It has 2 full baths, an open kitchen and dining area, living room, and a large room with a fireplace that could be a 4th bedroom or a wonderful family room, great for family gatherings, depending on your preference. There is also a separate laundry room. Step into the backyard where you will find a nice storage building as well as a small shed. There is also a cemented drive which continues into the backyard area. This home is located in a quiet neighborhood and is close to schools and shopping. Come take a look before someone grabs it!

Key facts

• Large room
• Storage building
• Brick home

Tags

• BRICK HOME
• OPEN KITCHEN
• LARGE ROOM
• FIREPLACE
• SEPARATE LAUNDRY ROOM
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 6.3% in Eastman — 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 61/100 on livability (#333 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Dodge County (rural): math 18% / reading 26% proficiency, ranked #139 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 71 active listings in the ZIP; 13 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($933 loan paydown + $12k appreciation (8.8% local appreciation)).
• Dodge County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.17% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.98%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

• ARV (median comp): $171,269
• List price: $135,000
• Delta: -21.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 9th Ave	0.37mi	3/2.0	1,666 (-8%)	1mo	$90,000	$54	67
5841 Fitzgerald St	0.09mi	2/1.0 (-1)	1,556 (-14%)	11mo	$160,000	$103	57
715 8th Ave	0.41mi	3/2.0	1,887 (+5%)	23mo	$190,000	$101	52
5841 Creighton St	0.11mi	3/3.0	2,062 (+14%)	19mo	$210,000	$102	49
6402 Oak St	0.64mi	3/2.0	1,740 (-4%)	21mo	$140,000	$80	45
918 7th Ave	0.53mi	3/1.5	1,536 (-15%)	10mo	$141,000	$92	42
667 Hawkinsville Hwy	0.61mi	3/2.0	1,540 (-15%)	4mo	$190,000	$123	42
124 Creighton St	0.66mi	3/2.0	2,068 (+15%)	4mo	$187,000	$90	39
832 3rd Ave	0.69mi	4/2.5 (+1)	1,932 (+7%)	12mo	$210,000	$109	37
822 3rd Ave	0.68mi	3/2.0	1,575 (-13%)	15mo	$245,000	$156	32
5307 Forest Lake Rd	0.75mi	3/2.0	2,040 (+13%)	23mo	$230,000	$113	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 3.29×
• Total profit: $86,570
• Equity at exit: $109,940

10-year hold

• IRR: 27.1%
• Equity multiple: 7.19×
• Total profit: $233,918
• Equity at exit: $225,668

Cash invested: $37,800 (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 31023

• Home prices YoY: 4.2%
• Active inventory: 71
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $377

Break-even live

Break-even rent $1,101

Max offer price $135,000

Occupancy floor 71%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 76 DOM
2. 2026-06-17
   days on market $135,000 Active 75 DOM
3. 2026-06-16
   days on market $135,000 Active 74 DOM
4. 2026-06-15
   days on market $135,000 Active 73 DOM
5. 2026-06-13
   days on market $135,000 Active 71 DOM
6. 2026-06-12
   days on market $135,000 Active 70 DOM
7. 2026-06-09
   days on market $135,000 Active 67 DOM
8. 2026-06-08
   days on market $135,000 Active 66 DOM
9. 2026-06-07
   days on market $135,000 Active 65 DOM
10. 2026-06-07
    days on market $135,000 Active 64 DOM
11. 2026-06-04
    days on market $135,000 Active 61 DOM
12. 2026-06-02
    days on market $135,000 Active 60 DOM
13. 2026-06-01
    days on market $135,000 Active 59 DOM
14. 2026-05-31
    days on market $135,000 Active 58 DOM
15. 2026-05-31
    days on market $135,000 Active 57 DOM
16. 2026-05-12
    price $135,000 705-char remark

    Show marketing remark (705 chars)

    This lovely 1804 sq.ft. brick home is just waiting for you to make it your own. With 3 bedrooms, and possibly a 4th bedroom, this home has endless possibilities. It has 2 full baths, an open kitchen and dining area, living room, and a large room with a fireplace that could be a 4th bedroom or a wonderful family room, great for family gatherings, depending on your preference. There is also a separate laundry room. Step into the backyard where you will find a nice storage building as well as a small shed. There is also a cemented drive which continues into the backyard area. This home is located in a quiet neighborhood and is close to schools and shopping. Come take a look before someone grabs it!

17. 2026-03-31
    listed $149,000 New 705-char remark

    Show marketing remark (705 chars)

    This lovely 1804 sq.ft. brick home is just waiting for you to make it your own. With 3 bedrooms, and possibly a 4th bedroom, this home has endless possibilities. It has 2 full baths, an open kitchen and dining area, living room, and a large room with a fireplace that could be a 4th bedroom or a wonderful family room, great for family gatherings, depending on your preference. There is also a separate laundry room. Step into the backyard where you will find a nice storage building as well as a small shed. There is also a cemented drive which continues into the backyard area. This home is located in a quiet neighborhood and is close to schools and shopping. Come take a look before someone grabs it!

ⓘ 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: $1,269 · $106/mo
• Projected year-2 tax: $1,269 · $106/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 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,947
• − Mortgage interest: −$7,562
• − Property taxes: −$1,269
• − Insurance: −$675
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$3,927
• Taxable income: $2,483
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $3,933/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: Dodge County
• NCES district ID: 1301770
• Math proficiency: 18% ▼ -21.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $34,856
• Composite: 18.1/100
• National rank: #8971
• State rank: #139 of 174 in GA

Livability — Eastman

• Score: 61/100
• State rank: #333
• US rank: #17509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastman, GA
• Population (ZIP): 14,257

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 19,669 people
• By 2030: 18,784 · -4.5%
• By 2040: 16,878 · -14.2%
• By 2050: 14,837 · -24.6%
• By 2075: 9,804 · -50.2%
• By 2100: 5,885 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 25% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+49.9) · D 24.9% · R 74.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -35.9pp · 2024: -49.9pp
• All cycles: 2024: R+49.9 2020: R+45.5 2016: R+45.5 2012: R+35.9 2008: R+35.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.79%
• Current HPI: 216.6501
• 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

-9.4% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $135,000 GAMLS
• 2026-03-31 Listed $149,000 GAMLS

Property tax history

+4.4%/yr

Latest (2025): $1,269 · +23.6% YoY. Source: county tax records.