100 Bluebird Ct · Flovilla, GA 31064

$369,900

3 bd · 3.0 ba · 2,300 sqft · Other · 52 Days on market

Built 2026 0.38 ac lot $35/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +18.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Crawford Crafted Homes' highly sought-after HAWKINS III floor plan in Turtle Cove at Jackson Lake!! Gorgeous 3 bed/3 full bath has BONUS room PLUS expanded area off Owner's Suite that makes for a great office/nursery, etc. Designed with flexibility in mind, featuring private bedroom on the main level-ideal for guests, in-laws, or a growing family. Owner's Suite complete with spacious walk-in closet, soaking tub, custom tile shower, and double vanities. Thoughtful upgrades including a custom-built drop zone, solid surface countertops, a large kitchen island, and soft-close cabinet doors. Enjoy cozy nights by the electric fireplace and outdoor living on the covered rear patio-perfect for ente

Key facts

• Soaking tub
• Custom tile shower
• Double vanities

Tags

• HAWKINS III FLOOR PLAN
• PRIVATE BEDROOM ON MAIN LEVEL
• SOAKING TUB
• CUSTOM TILE SHOWER
• DOUBLE VANITIES
• CUSTOM-BUILT DROP ZONE

Property features AI

Finance

• Other: New construction with home warranty; Financing options: Cash, Conventional, FHA, USDA, VA
• HOA & community: Community amenities include clubhouse, golf, lake, park, playground and pool; Homeowners association with monthly fee ($415); Initiation fee $150; Association fee includes swimming

Exterior

• Parking: Attached garage with garage door opener; Parking pad; Open parking available
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Private water source; Septic tank; Electricity available; High-speed internet available; Phone service available; Water available
• Home design: Single-family house; New construction; Two levels; Residential property
• Construction: Built in 2026; Vinyl siding; Composition roof; Slab foundation; Double-pane windows
• Exterior features: Sprinkler system; Patio; Porch; Cul-de-sac lot

Interior

• Kitchen: Breakfast bar; Pantry; Solid surface countertops; Dishwasher; Microwave
• Bedrooms: 3 bedrooms total, including 1 main-level bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms (including 1 on the main level)
• Heating & cooling: Central heating and cooling; Electric and heat pump systems; Zoned heating/cooling; Ceiling fans
• Interior features: Double vanity in bathrooms; Separate shower and soaking tub; Tile baths; Walk-in closets; Bonus room
• Laundry & utility: Laundry located in hall

🏗️ New construction. The $369,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $316,970.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $370k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• To cash-flow at today's rent, offer at most $361k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (13.5% below list).
• Recommended offer: $320k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.8% in Flovilla — 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 (#332 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Jasper County (rural): math 24% / reading 30% proficiency, ranked #113 of 174 in GA (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Washington Park Elementary School (math 27% / reading 29%, grade F, #673 of 1,228 statewide, top 55%, 564 students, 60% FRL); Jasper County Middle School (math 20% / reading 28%, grade F, #311 of 470 statewide, top 68%, 630 students, 58% FRL); Jasper County High School (math 32% / reading 42%, grade F, #68 of 424 statewide, top 17%, 725 students, 50% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 179 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 183 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $89k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago 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.
• Current owner paid $5k; list at $370k implies a 7013% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 35% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $319,900 (13.5% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.01% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 8.3

CMA / ARV

• ARV (median comp): $316,970
• List price: $369,900
• Delta: 16.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 3.16×
• Total profit: $191,916
• Equity at exit: $285,552

10-year hold

• IRR: 23.8%
• Equity multiple: 7.20×
• Total profit: $550,188
• Equity at exit: $615,803

Cash invested: $88,752 (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 31064

• Home prices YoY: 16.0%
• Active inventory: 179
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,199 medium
• Mortgage (P&I): −$1,662
• Tax est. 1.5%: −$396 /mo · $4,755/yr
• Insurance: −$132
• HOA: −$35
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $302

Break-even live

Break-even rent $2,817

Max offer price $316,970

Occupancy floor 86%

Sensitivity live

Price	-10% $521	-5% $411	+0% $302	+5% $192	+10% $83
Rent	-10% $49	-5% $175	+0% $302	+5% $428	+10% $554
Rate	-1.0pp $461	-0.5pp $382	base $302	+0.5pp $220	+1.0pp $136

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: $79,243
• Closing costs: $9,509
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
682 E Mourning Dove Ct Monticello, GA	4.0	3.0	3332	$3,199	$0.96	12d	1	0.89mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: electric

Listing history 23 events

1. 2026-06-22
   days on market $369,900 Active 52 DOM
2. 2026-06-21
   days on market $369,900 Active 51 DOM
3. 2026-06-18
   days on market $369,900 Active 48 DOM
4. 2026-06-17
   days on market $369,900 Active 47 DOM
5. 2026-06-16
   days on market $369,900 Active 46 DOM
6. 2026-06-15
   days on market $369,900 Active 45 DOM
7. 2026-06-13
   days on market $369,900 Active 43 DOM
8. 2026-06-13
   days on market $369,900 Active 42 DOM
9. 2026-06-09
   days on market $369,900 Active 39 DOM
10. 2026-06-08
    days on market $369,900 Active 38 DOM
11. 2026-06-07
    days on market $369,900 Active 37 DOM
12. 2026-06-04
    days on market $369,900 Active 34 DOM
13. 2026-06-03
    days on market $369,900 Active 33 DOM
14. 2026-06-02
    days on market $369,900 Active 32 DOM
15. 2026-06-01
    days on market $369,900 Active 31 DOM
16. 2026-05-31
    days on market $369,900 Active 30 DOM
17. 2026-04-28
    listed $369,900 New 1333-char remark
18. 2020-01-01
    historical
19. 2019-08-16
    listed $7,500 New
20. 2012-02-14
    historical
21. 2011-11-18
    price $9,900 Reduced
22. 2011-10-27
    listed $11,800 New
23. 1993-05-04
    soldstatus $5,200

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,388
• − Mortgage interest: −$17,755
• − Property taxes: −$4,755
• − Insurance: −$1,585
• − Repairs & maintenance: −$3,071
• − Management: −$3,071
• − HOA: −$420
• − Depreciation: −$9,221
• Taxable loss: −$1,490
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $3,978/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: Jasper County
• NCES district ID: 1302970
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $42,606
• Composite: 22.99/100
• National rank: #7980
• State rank: #113 of 174 in GA

Livability — Flovilla

• Score: 61/100
• State rank: #332
• US rank: #17497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,859

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 13,020 people
• By 2030: 12,538 · -3.7%
• By 2040: 11,355 · -12.8%
• By 2050: 9,955 · -23.5%
• By 2075: 6,646 · -49.0%
• By 2100: 4,022 · -69.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+58.4) · D 20.6% · R 79.0%
• 2008→2024 swing: -24.8pp toward R · 2008: -33.6pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.1 2016: R+46.7 2012: R+38.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 58.00%
• Current HPI: 420.9288
• 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

+7013.5% since first listed

7 events — show timeline

• 2026-04-28 Listed $369,900 GAMLS
• 2020-01-01 Listing Removed — GAMLS
• 2019-08-16 Listed $7,500 GAMLS
• 2012-02-14 Listing Removed — GAMLS
• 2011-11-18 Price Changed $9,900 GAMLS
• 2011-10-27 Listed $11,800 GAMLS
• 1993-05-04 Sold (Public Records) $5,200 Public Records

Property tax history

-7.2%/yr

Latest (2025): $173 · +6.5% YoY. Source: county tax records.