14509 River St · Blakely, GA 39823

$29,900

2 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 28 Days on market

Built 1952 0.41 ac lot $25/sqft · 69% below area

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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
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Discover an excellent investment opportunity with this charming 2-bedroom, 1-bathroom property located in the heart of Columbus, Georgia. Perfect for investors seeking a lucrative addition to their portfolio, this home offers a solid foundation and potential for customization to enhance its value. Situated in a convenient location, it provides easy access to local amenities, schools, and transportation. Whether you're looking to renovate and rent or flip for profit, this property is ripe for transformation. Don't miss your chance to capitalize on this investor special and shape it into a sought-after residence.

Key facts

• Solid foundation
• Convenient location
• 0.41 acre lot

Tags

• SOLID FOUNDATION
• POTENTIAL FOR CUSTOMIZATION
• CONVENIENT LOCATION
• EASY ACCESS TO LOCAL AMENITIES
• SCHOOLS AND TRANSPORTATION

Property features AI

Finance

• Other: Lot size from public records; Listing broker: Honeyland Properties
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water available; Public sewer; Electricity available
• Home design: Single-family residence; House structure; Built in 1952; Property described as a fixer
• Construction: Wood siding construction; Metal roof; Built in 1952
• Exterior features: Metal roof; Wood siding; Lot approximately 0.41 acres; No special lot features listed

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Window unit(s) for cooling
• Interior features: One-level living; No fireplaces; Other interior features
• Laundry & utility: No laundry hookups or appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#476 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety D, schools F, crime F.
• Early County (town): math 16% / reading 19% proficiency, ranked #150 of 174 in GA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 11 units permitted in Early County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $147 of equity ($207 loan paydown + $-60 appreciation (-0.2% local appreciation)).
• Early County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,451 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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: 3.42% ✓
• Cap rate: 29.11%
• Cash-on-cash: 81.50%
• DSCR: 4.63
• GRM: 2.4

CMA / ARV

• ARV (median comp): $95,088
• List price: $29,900
• Delta: -68.56%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 83.7%
• Equity multiple: 5.19×
• Total profit: $35,096
• Equity at exit: $8,384

10-year hold

• IRR: 85.3%
• Equity multiple: 10.67×
• Total profit: $80,948
• Equity at exit: $9,843

Cash invested: $8,372 (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 39823

• Home prices YoY: -0.1%
• Active inventory: 29
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $569

Break-even live

Break-even rent $304

Max offer price $29,900

Occupancy floor 39%

Sensitivity live

Price	-10% $586	-5% $577	+0% $569	+5% $560	+10% $552
Rent	-10% $488	-5% $528	+0% $569	+5% $609	+10% $649
Rate	-1.0pp $584	-0.5pp $576	base $569	+0.5pp $561	+1.0pp $553

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-01
   listed $29,900 New 618-char remark
2. 2019-01-24
   soldstatus $25,200
3. 1978-03-24
   soldstatus $19,500

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $853 · $71/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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $12,288
• − Mortgage interest: −$1,675
• − Property taxes: −$853
• − Insurance: −$150
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$870
• Taxable income: $6,774
• Est. tax owed @ 24.0%: −$1,626
• After-tax cash flow: $5,197/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: Early County
• NCES district ID: 1301920
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $30,207
• Composite: 13.94/100
• National rank: #9478
• State rank: #150 of 174 in GA

Livability — Blakely

• Score: 57/100
• State rank: #476
• US rank: #22306

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blakely, GA
• Population (ZIP): 8,635

Population outlook (Early County) Hauer SSP2

• Today (2025): 9,375 people
• By 2030: 8,784 · -6.3%
• By 2040: 7,706 · -17.8%
• By 2050: 6,794 · -27.5%
• By 2075: 5,139 · -45.2%
• By 2100: 3,988 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (53%)
• Race & ethnicity: Black 53% White 44% Two or more races 2%
• Common ancestry: Italian 1% Lithuanian 1% Russian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Early

• 2024 margin: R (+11.5) · D 44.2% · R 55.7%
• 2008→2024 swing: -9.5pp toward R · 2008: -2.0pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+5.0 2016: R+8.1 2012: D+3.9 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.20%
• Current HPI: 172.576
• 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

+53.3% since first listed

4 events — show timeline

• 2026-05-30 Pending — GAMLS
• 2026-05-01 Listed $29,900 GAMLS
• 2019-01-24 Sold (Public Records) $25,200 Public Records
• 1978-03-24 Sold (Public Records) $19,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $853 · +49.2% YoY. Source: county tax records.