408 N Broad St · Doerun, GA 31744

$70,000

3 bd · 2.0 ba · 2,757 sqft · SingleFamily · 1 Days on market

Built 1970 Fair condition 1.54 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks

Charming property located in the heart of Doerun! This well-positioned home at 408 N Broad Street offers a great opportunity for homeowners or investors alike. Situated on a spacious lot, this property provides a blend of small-town charm and convenience. The home features 3 bedrooms and 2 bathrooms, a functional layout, and plenty of potential to make it your own. Enjoy a quiet neighborhood setting while still being just minutes from local shops, dining, and schools. With its convenient location and solid structure, this property is ideal for investors, rental investment, or those looking to add personal touches and value. Don't miss the chance to own a piece of Doerun! Highlights: Conve

Key facts

• In-town location
• Spacious lot
• 1.54 acre lot

Tags

• IN-TOWN LOCATION
• SPACIOUS LOT
• CLOSE TO LOCAL AMENITIES

Property features AI

Finance

• HOA & community: Other community features

Exterior

• Parking: Detached garage; Open parking; Concrete parking surfaces
• Utilities: Other utilities
• Home design: Single-family residence; One level / single-story; Fixer condition
• Construction: Brick construction; Slab foundation; Other foundation; Other roof
• Exterior features: Other exterior features; Chain link fencing

Interior

• Flooring: Tile flooring; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central cooling; Other cooling
• Interior features: Other interior features
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 58/100 on livability (#438 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: amenities F, commute F, employment F.
• Colquitt County (town): math 29% / reading 25% proficiency, ranked #117 of 174 in GA (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Doerun Elementary School (math 17% / reading 8%, grade F, #1,032 of 1,228 statewide, top 85%, 247 students, 97% FRL); Willie J. Williams Middle School (math 25% / reading 24%, grade F, #301 of 470 statewide, top 66%, 1,369 students, 85% FRL); Colquitt County High School (math 50% / reading 18%, grade F, #98 of 424 statewide, top 23%, 1,787 students, 64% FRL).
• Market conditions: 7 active listings in the ZIP; 94 units permitted in Colquitt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($484 loan paydown + $4k appreciation (5.8% local appreciation)).
• Colquitt County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1970 — 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. 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.
6. 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.
7. 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: 1.89% ✓
• Cap rate: 15.96%
• Cash-on-cash: 34.52%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $215,046
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 W Broad Ave	0.26mi	3/2.0	2,561 (-7%)	15mo	$200,000	$78	64

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

Projected returns pro-forma

5.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.5%
• Equity multiple: 3.82×
• Total profit: $55,221
• Equity at exit: $43,026

10-year hold

• IRR: 41.7%
• Equity multiple: 7.87×
• Total profit: $134,607
• Equity at exit: $77,193

Cash invested: $19,600 (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 31744

• Home prices YoY: 3.0%
• Active inventory: 7
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $564

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 52%

Sensitivity live

Price	-10% $612	-5% $588	+0% $564	+5% $540	+10% $515
Rent	-10% $459	-5% $511	+0% $564	+5% $616	+10% $669
Rate	-1.0pp $599	-0.5pp $582	base $564	+0.5pp $546	+1.0pp $527

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-28
   listed $70,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,913
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$2,036
• Taxable income: $6,009
• Est. tax owed @ 24.0%: −$1,442
• After-tax cash flow: $5,324/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This single-family home requires significant repairs and maintenance, particularly to the roof and exterior, to improve its condition and value.

Repairs flagged

• Major roof — Significant wear and potential leakage.
• Major exterior siding — Severe wear and tear.
• Major exterior paint — Severe wear and tear.
• Major landscaping — Overgrown and unkempt, detracting from curb appeal.

Value-add opportunities

• Both repair and paint roof — Fixing the roof will address a major issue and improve both resale and rental value.
• Both repair and paint exterior — Updating the exterior will enhance curb appeal and attract potential buyers or renters.
• Both landscaping and curb appeal — A well-maintained landscape will improve the home's curb appeal and attract more interest from potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and potential leakage.	Major	$15,000–50,000
exterior siding · Severe wear and tear.	Major	$15,000–50,000
exterior paint · Severe wear and tear.	Major	$15,000–50,000
landscaping · Overgrown and unkempt, detracting from curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both repair and paint roof — Fixing the roof will address a major issue and improve both resale and rental value. ↑
• Both repair and paint exterior — Updating the exterior will enhance curb appeal and attract potential buyers or renters. ↑
• Both landscaping and curb appeal — A well-maintained landscape will improve the home's curb appeal and attract more interest from potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Colquitt County
• NCES district ID: 1301380
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $32,950
• Composite: 22.11/100
• National rank: #8176
• State rank: #117 of 174 in GA

Livability — Doerun

• Score: 58/100
• State rank: #438
• US rank: #21130

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Doerun, GA
• Population (ZIP): 2,742

Population outlook (Colquitt County) Hauer SSP2

• Today (2025): 46,043 people
• By 2030: 45,757 · -0.6%
• By 2040: 44,929 · -2.4%
• By 2050: 43,901 · -4.7%
• By 2075: 40,831 · -11.3%
• By 2100: 37,986 · -17.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 19% Asian 9% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 1%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 89% English-only · Vietnamese 6% Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Colquitt

• 2024 margin: Solid R (+50.2) · D 24.8% · R 75.0%
• 2008→2024 swing: -12.6pp toward R · 2008: -37.6pp · 2024: -50.2pp
• All cycles: 2024: R+50.2 2020: R+47.2 2016: R+47.3 2012: R+39.6 2008: R+37.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.78%
• Current HPI: 199.7293
• 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

2 events — show timeline

• 2026-04-29 Pending — MBOR
• 2026-04-28 Listed $70,000 MBOR