607 N Lee St · Fitzgerald, GA 31750

$45,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 48 Days on market

Built 1950 6,970 sqft lot $43/sqft · 35% below area Est $69k · 35% under ↓ 7% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investor opportunity! This 3 bedroom, 1 bathroom home is situated on approximately 0.16 acres and offers strong potential for rental income or long-term investment. With a functional layout and manageable lot size, this property is well-suited for tenants and easy upkeep. Whether you're looking to expand your portfolio or secure a steady income-producing property, this home presents a solid opportunity with plenty of potential to add value.

Key facts

• 6,970 sq ft lot
• Built 1950
• Listed 48 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 5.0% in Fitzgerald — 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 55/100 on livability (#513 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, schools F, crime F.
• Ben Hill County (rural): math 19% / reading 22% proficiency, ranked #145 of 174 in GA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Ben Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Ben Hill County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; moderate 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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1950 — 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: 2.55% ✓
• Cap rate: 22.85%
• Cash-on-cash: 59.14%
• DSCR: 3.63
• GRM: 3.3

CMA / ARV

• ARV (median comp): $68,928
• List price: $45,000
• Delta: -34.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Puckett Dr	0.38mi	3/1.0	1,040 (0%)	8mo	$125,000	$120	76
503 N Main St	0.12mi	2/1.0 (-1)	1,112 (+7%)	3mo	$150,000	$135	76
319 W Magnolia St	0.59mi	3/1.0	1,120 (+8%)	6mo	$113,000	$101	55
612 W Magnolia St Unit NA	0.71mi	2/1.0 (-1)	1,102 (+6%)	2mo	$65,000	$59	50
612 W Magnolia St	0.71mi	2/1.0 (-1)	1,102 (+6%)	2mo	$65,000	$59	50
100 Strawberry Ct	0.65mi	3/1.5	1,160 (+12%)	1mo	$135,000	$116	48
906 N Merrimac Dr Ext	0.61mi	2/2.0 (-1)	1,176 (+13%)	6mo	$73,000	$62	36
515 E Ohoopee St	0.47mi	2/1.0 (-1)	888 (-15%)	15mo	$50,000	$56	36
951 N Merrimac Dr	0.72mi	3/2.0	1,128 (+8%)	21mo	$153,000	$136	30

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

Projected returns pro-forma

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

5-year hold

• IRR: 57.8%
• Equity multiple: 3.56×
• Total profit: $32,259
• Equity at exit: $6,710

10-year hold

• IRR: 62.6%
• Equity multiple: 7.27×
• Total profit: $79,026
• Equity at exit: $3,891

Cash invested: $12,600 (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 31750

• Home prices YoY: -8.0%
• Active inventory: 128
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$32 /mo · $384/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $621

Break-even live

Break-even rent $363

Max offer price $45,000

Occupancy floor 41%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Wilson Ave Fitzgerald, GA	2.0–3.0	1.5–2.0	1066	$1,149	$1.08	43d	4	0.70mi

Listing history 18 events

1. 2026-06-18
   days on market $45,000 Active 48 DOM
2. 2026-06-17
   days on market $45,000 Active 47 DOM
3. 2026-06-16
   days on market $45,000 Active 46 DOM
4. 2026-06-15
   days on market $45,000 Active 45 DOM
5. 2026-06-13
   days on market $45,000 Active 43 DOM
6. 2026-06-12
   days on market $45,000 Active 42 DOM
7. 2026-06-09
   days on market $45,000 Active 39 DOM
8. 2026-06-08
   days on market $45,000 Active 38 DOM
9. 2026-06-07
   days on market $45,000 Active 37 DOM
10. 2026-06-07
    days on market $45,000 Active 36 DOM
11. 2026-06-04
    days on market $45,000 Active 33 DOM
12. 2026-06-02
    days on market $45,000 Active 32 DOM
13. 2026-06-01
    days on market $45,000 Active 31 DOM
14. 2026-05-31
    days on market $45,000 Active 30 DOM
15. 2026-05-31
    days on market $45,000 Active 29 DOM
16. 2026-05-13
    status Active 450-char remark

    Show marketing remark (450 chars)

    Great investor opportunity! This 3 bedroom, 1 bathroom home is situated on approximately 0.16 acres and offers strong potential for rental income or long-term investment. With a functional layout and manageable lot size, this property is well-suited for tenants and easy upkeep. Whether you're looking to expand your portfolio or secure a steady income-producing property, this home presents a solid opportunity with plenty of potential to add value.

17. 2026-05-13
    price $45,000 450-char remark

    Show marketing remark (450 chars)

    Great investor opportunity! This 3 bedroom, 1 bathroom home is situated on approximately 0.16 acres and offers strong potential for rental income or long-term investment. With a functional layout and manageable lot size, this property is well-suited for tenants and easy upkeep. Whether you're looking to expand your portfolio or secure a steady income-producing property, this home presents a solid opportunity with plenty of potential to add value.

18. 2026-04-20
    listed $48,500 Active 450-char remark

    Show marketing remark (450 chars)

    Great investor opportunity! This 3 bedroom, 1 bathroom home is situated on approximately 0.16 acres and offers strong potential for rental income or long-term investment. With a functional layout and manageable lot size, this property is well-suited for tenants and easy upkeep. Whether you're looking to expand your portfolio or secure a steady income-producing property, this home presents a solid opportunity with plenty of potential to add value.

ⓘ 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: $384 · $32/mo
• Projected year-2 tax: $414 · $34/mo
• Expected delta: +$30/yr (+$2/mo · 7.7%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,788
• − Mortgage interest: −$2,521
• − Property taxes: −$384
• − Insurance: −$225
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$1,309
• Taxable income: $7,143
• Est. tax owed @ 24.0%: −$1,714
• After-tax cash flow: $5,737/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: Ben Hill County
• NCES district ID: 1300360
• Math proficiency: 19% ▼ -6.00%
• Reading proficiency: 22% ▼ -2.00%
• Median HH income: $30,617
• Composite: 16.47/100
• National rank: #9186
• State rank: #145 of 174 in GA

Livability — Fitzgerald

• Score: 55/100
• State rank: #513
• US rank: #23277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fitzgerald, GA
• Population (ZIP): 18,582

Population outlook (Ben Hill County) Hauer SSP2

• Today (2025): 16,426 people
• By 2030: 15,788 · -3.9%
• By 2040: 14,582 · -11.2%
• By 2050: 13,351 · -18.7%
• By 2075: 10,301 · -37.3%
• By 2100: 7,652 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Black 35% Hispanic / Latino 9% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Ben Hill

• 2024 margin: Solid R (+32.0) · D 33.8% · R 65.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -13.7pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+26.2 2016: R+27.6 2012: R+14.9 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.36%
• Current HPI: 200.1257
• 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

-7.2% since first listed

3 events — show timeline

• 2026-05-13 Relisted — TBOR
• 2026-05-13 Price Changed $45,000 TBOR
• 2026-04-20 Listed $48,500 TBOR

Property tax history

+2.9%/yr

Latest (2025): $384 · -1.3% YoY. Source: county tax records.