89 Jordan Dr #539 · Hawkinsville, GA 31036

$134,999

3 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 15 Days on market

Built 1955 0.43 ac lot $91/sqft · 17% below area Est $163k · 17% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• DSCR +3.3/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BACK ON MARKET at no fault of seller. Renovated ranch in the heart of Hawkinsville! This move-in-ready home features a versatile floorplan with brand-new flooring, including original hardwoods, stylish LVP, and tile. Enjoy dual living spaces with a large family room and a formal living area. The massive bonus room features its own private exterior entrance-ideal for a 3rd bedroom, home office, or guest suite. Peace of mind comes with a roof less than 5 years old and low-maintenance vinyl siding. Huge level backyard perfect for entertaining. Prime location less than 1 mile from Broad St shopping and minutes from schools and the Harness Track. Quiet neighborhood with friendly neighbors!

Key facts

• Bonus room
• 0.43 acre lot
• Built 1955

Tags

• BONUS ROOM

Property features AI

Finance

• Other: Lot approximately 0.43 acre; Subdivision: hillbright; Public-record living area and building area: 1488 square feet
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; High-speed internet available; Natural gas available; Sewer connected
• Home design: Single-family residence (house); Resale property; Built in 1955
• Construction: Aluminum siding; Built in 1955
• Exterior features: Level to sloped lot; Composition roof

Interior

• Kitchen: Refrigerator; Ice maker
• Bedrooms: Two bedrooms on the main level
• Flooring: Tile; Vinyl
• Bathrooms: One full bathroom and one half bathroom (1.5 total); main level half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Bonus room, den, and family room
• Laundry & utility: Washer and dryer; Electric water heater; Laundry listed as 'Other' (utility/area unspecified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-49 ($-583/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (22.5% below list).
• Recommended offer: $105k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.3% in Hawkinsville — 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 57/100 on livability (#461 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Pulaski County (town): math 34% / reading 36% proficiency, ranked #69 of 174 in GA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pulaski County Elementary School (math 38% / reading 32%, grade F, #523 of 1,228 statewide, top 43%, 633 students, 100% FRL); Pulaski County Middle School (math 30% / reading 39%, grade F, #196 of 470 statewide, top 42%, 309 students, 72% FRL); Hawkinsville High School (math 42% / reading 34%, grade F, #64 of 424 statewide, top 15%, 388 students, 72% FRL) — zoned schools average 82% FRL vs 63% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 110 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 42 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pulaski County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $110k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,627 (22.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (median comp): $163,475
• List price: $134,999
• Delta: -14.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Easy St	0.11mi	3/2.0	1,626 (+9%)	1mo	$264,000	$162	74
39 Hillbright St	0.22mi	3/1.5	1,586 (+7%)	10mo	$175,000	$110	68
8 Valley Rd	0.24mi	3/2.0	1,377 (-8%)	8mo	$160,000	$116	66
99 Warren St	0.66mi	3/2.0	1,482 (-0%)	3mo	$80,000	$54	62
30 Lee St	0.29mi	3/2.0	1,345 (-10%)	6mo	$208,000	$155	61
18 Brookside Dr	0.29mi	3/2.0	1,652 (+11%)	5mo	$180,000	$109	60
22 Oak St	0.42mi	3/2.0	1,347 (-10%)	3mo	$215,000	$160	58
7 Cole Dr	0.69mi	3/2.0	1,435 (-4%)	4mo	$231,000	$161	55
197 Commerce St #542	0.68mi	3/2.0	1,481 (-0%)	10mo	$96,000	$65	55
94 S Union St St	0.66mi	3/1.0	1,332 (-10%)	3mo	$169,900	$128	50
103 Cole Dr	0.74mi	3/2.0	1,434 (-4%)	8mo	$224,900	$157	48
191 Commerce St	0.69mi	3/2.0	1,392 (-6%)	12mo	$170,000	$122	43

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-24,988
• Equity at exit: $20,129

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-25,821
• Equity at exit: $11,672

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 31036

• Home prices YoY: -5.1%
• Active inventory: 110
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$111 /mo · $1,331/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-49

Break-even live

Break-even rent $1,108

Max offer price $126,422

Occupancy floor 100%

Sensitivity live

Price	-10% $28	-5% $-10	+0% $-49	+5% $-87	+10% $-125
Rent	-10% $-131	-5% $-90	+0% $-49	+5% $-7	+10% $34
Rate	-1.0pp $19	-0.5pp $-14	base $-49	+0.5pp $-84	+1.0pp $-119

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Warren St Hawkinsville, GA	1.0–3.0	1.0–2.0	1243	$1,115	$0.90	15d	4	0.76mi
100 Houston St Hawkinsville, GA	2.0	2.5	1247	$950	$0.76	15d	1	1.06mi

Listing history 20 events

1. 2026-06-16
   status $134,999 Under Contract 15 DOM
2. 2026-06-16
   days on market $134,999 Active 15 DOM
3. 2026-06-15
   statusdays on market $134,999 Active 14 DOM
4. 2026-06-14
   days on market $134,999 New 12 DOM
5. 2026-06-13
   days on market $134,999 New 11 DOM
6. 2026-06-10
   days on market $134,999 New 9 DOM
7. 2026-06-09
   days on market $134,999 New 8 DOM
8. 2026-06-08
   days on market $134,999 New 7 DOM
9. 2026-06-07
   days on market $134,999 New 6 DOM
10. 2026-06-05
    days on market $134,999 New 3 DOM
11. 2026-06-03
    days on market $134,999 New 2 DOM
12. 2026-06-02
    pricestatusdays on marketlisting id $134,999 New 1 DOM
13. 2026-05-19
    status Back On Market 695-char remark
14. 2026-05-08
    status Under Contract 695-char remark
15. 2026-03-13
    price $139,000 695-char remark
16. 2026-03-12
    status Back On Market 695-char remark
17. 2026-03-05
    status Under Contract 695-char remark
18. 2026-01-04
    price $147,000 695-char remark
19. 2025-11-26
    listed $155,000 New 695-char remark
20. 2022-05-10
    soldstatus $110,000

ⓘ 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: $1,331 · $111/mo
• Projected year-2 tax: $1,331 · $111/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 3/10 Moderate
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,555
• − Mortgage interest: −$7,562
• − Property taxes: −$1,331
• − Insurance: −$675
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$3,927
• Taxable loss: −$2,949
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $125/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: Pulaski County
• NCES district ID: 1304220
• Math proficiency: 34% ▬ 0.00%
• Reading proficiency: 36% ▲ 3.00%
• Median HH income: $37,759
• Composite: 29.18/100
• National rank: #6570
• State rank: #69 of 174 in GA

Livability — Hawkinsville

• Score: 57/100
• State rank: #461
• US rank: #21876

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: Hawkinsville, GA
• Population (ZIP): 10,726

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 10,556 people
• By 2030: 10,123 · -4.1%
• By 2040: 9,099 · -13.8%
• By 2050: 8,132 · -23.0%
• By 2075: 6,447 · -38.9%
• By 2100: 4,740 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 57% Black 32% Two or more races 6% Hispanic / Latino 6% Pacific Islander 2% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+40.5) · D 29.5% · R 70.0%
• 2008→2024 swing: -10.7pp toward R · 2008: -29.8pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+38.8 2016: R+37.0 2012: R+33.3 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.50%
• Current HPI: 233.8001
• 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

+22.7% since first listed

11 events — show timeline

• 2026-06-16 Pending — GAMLS
• 2026-05-29 Listing Removed — GAMLS
• 2026-05-29 Listed $134,999 GAMLS
• 2026-05-19 Relisted — GAMLS
• 2026-05-08 Pending — GAMLS
• 2026-03-13 Price Changed $139,000 GAMLS
• 2026-03-12 Relisted — GAMLS
• 2026-03-05 Pending — GAMLS
• 2026-01-04 Price Changed $147,000 GAMLS
• 2025-11-26 Listed $155,000 GAMLS
• 2022-05-10 Sold (Public Records) $110,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,331 · -7.7% YoY. Source: county tax records.