605 Williams St · Waycross, GA 31501

$20,000

3 bd · 2.0 ba · 1,505 sqft · SingleFamily public records · 4 Days on market

Built 1905 0.28 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special – Endless Potential! ??Attention investors and visionaries! This 3 bedroom, 2 bathroom home offering 1,505 sq ft presents a prime opportunity to restore and add value. This is a distressed property and will require significant renovation, making it ideal for investors looking to expand their portfolio or complete a rewarding fix-and-flip project. The sale includes 605 Williams Street plus the adjacent lot (Parcel WA1102065), providing additional space and flexibility for future possibilities. The home sits on . 28 acres, with the additional . 14 acre lot included in the sale. With an estimated ARV between $120,000 – $130,000, this property offers strong potential for the right buyer ready to bring new life to it. Property is in distressed condition. A Hold Harmless form must be signed prior to entering the property. Enter at your own risk. Great opportunity for an investor looking to revive this property and unlock its potential!

Key facts

• Additional lot
• 0.28 acre lot
• Built 1905

Tags

• SIGNIFICANT RENOVATION
• ADDITIONAL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $895 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 60.0% vs local median 5.1% in Waycross — 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 (#519 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Ware County (town): math 27% / reading 35% proficiency, ranked #95 of 174 in GA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Williams Heights Elementary School (math 28% / reading 35%, grade F, #612 of 1,228 statewide, top 50%, 426 students, 80% FRL); Waycross Middle School (math 22% / reading 37%, grade F, #249 of 470 statewide, top 55%, 583 students, 86% FRL) — zoned schools average 83% FRL vs 64% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 108 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 45 units permitted in Ware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• Ware County population projected at -18% 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• 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 $20,000

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 6.44% ✓
• Cap rate: 60.00%
• Cash-on-cash: 191.81%
• DSCR: 9.53
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $156,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Kennedy L Sanders Way	0.44mi	3/2.0	1,622 (+8%)	8mo	$43,000	$27	60
1021 Lee Ave	0.69mi	3/1.0	1,485 (-1%)	4mo	$109,000	$73	59
400 Hill St	0.37mi	3/2.0	1,704 (+13%)	9mo	$205,500	$121	53
409 Magnolia St	0.41mi	3/1.0	1,391 (-8%)	14mo	$135,000	$97	53
1261 Grove Ave	0.58mi	3/1.5	1,350 (-10%)	2mo	$142,500	$106	52
505 Magnolia St	0.45mi	3/1.5	1,632 (+8%)	19mo	$180,000	$110	47
315 Magnolia St	0.35mi	3/1.0	1,292 (-14%)	11mo	$100,000	$77	47
201 Baltimore Ave	0.72mi	3/1.5	1,552 (+3%)	15mo	$182,000	$117	47
701 Ava St	0.51mi	2/2.0 (-1)	1,320 (-12%)	9mo	$145,000	$110	44
205 Butler St	0.48mi	3/1.0	1,287 (-14%)	11mo	$115,000	$89	40
501 Oakwood Ave	0.71mi	3/1.0	1,400 (-7%)	16mo	$145,000	$104	38
1251 Grove Ave	0.57mi	2/1.0 (-1)	1,334 (-11%)	16mo	$50,000	$37	32

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: —
• Equity multiple: 10.60×
• Total profit: $53,780
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 22.48×
• Total profit: $120,282
• Equity at exit: $1,729

Cash invested: $5,600 (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 31501

• Home prices YoY: -29.3%
• Active inventory: 108
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$10 /mo · $114/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $895

Break-even live

Break-even rent $155

Max offer price $20,000

Occupancy floor 26%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Naomi St Waycross, GA	2.0–4.0	1.0–2.0	1109	$875	$0.79	43d	1	0.32mi
808 Satilla Blvd Waycross, GA	3.0	2.0	1600	$2,000	$1.25	43d	1	0.70mi

Listing history 8 events

1. 2026-03-20
   status Under Contract

   Show marketing remark (972 chars)

   Investor Special – Endless Potential! ??Attention investors and visionaries! This 3 bedroom, 2 bathroom home offering 1,505 sq ft presents a prime opportunity to restore and add value. This is a distressed property and will require significant renovation, making it ideal for investors looking to expand their portfolio or complete a rewarding fix-and-flip project. The sale includes 605 Williams Street plus the adjacent lot (Parcel WA1102065), providing additional space and flexibility for future possibilities. The home sits on . 28 acres, with the additional . 14 acre lot included in the sale. With an estimated ARV between $120,000 – $130,000, this property offers strong potential for the right buyer ready to bring new life to it. Property is in distressed condition. A Hold Harmless form must be signed prior to entering the property. Enter at your own risk. Great opportunity for an investor looking to revive this property and unlock its potential!

2. 2026-03-20
   status Pending 972-char remark

   Show marketing remark (972 chars)

   Investor Special – Endless Potential! ??Attention investors and visionaries! This 3 bedroom, 2 bathroom home offering 1,505 sq ft presents a prime opportunity to restore and add value. This is a distressed property and will require significant renovation, making it ideal for investors looking to expand their portfolio or complete a rewarding fix-and-flip project. The sale includes 605 Williams Street plus the adjacent lot (Parcel WA1102065), providing additional space and flexibility for future possibilities. The home sits on . 28 acres, with the additional . 14 acre lot included in the sale. With an estimated ARV between $120,000 – $130,000, this property offers strong potential for the right buyer ready to bring new life to it. Property is in distressed condition. A Hold Harmless form must be signed prior to entering the property. Enter at your own risk. Great opportunity for an investor looking to revive this property and unlock its potential!

3. 2026-03-19
   status Back On Market

   Show marketing remark (972 chars)

   Investor Special – Endless Potential! ??Attention investors and visionaries! This 3 bedroom, 2 bathroom home offering 1,505 sq ft presents a prime opportunity to restore and add value. This is a distressed property and will require significant renovation, making it ideal for investors looking to expand their portfolio or complete a rewarding fix-and-flip project. The sale includes 605 Williams Street plus the adjacent lot (Parcel WA1102065), providing additional space and flexibility for future possibilities. The home sits on . 28 acres, with the additional . 14 acre lot included in the sale. With an estimated ARV between $120,000 – $130,000, this property offers strong potential for the right buyer ready to bring new life to it. Property is in distressed condition. A Hold Harmless form must be signed prior to entering the property. Enter at your own risk. Great opportunity for an investor looking to revive this property and unlock its potential!

4. 2026-03-19
   status Active 972-char remark

   Show marketing remark (972 chars)

   Investor Special – Endless Potential! ??Attention investors and visionaries! This 3 bedroom, 2 bathroom home offering 1,505 sq ft presents a prime opportunity to restore and add value. This is a distressed property and will require significant renovation, making it ideal for investors looking to expand their portfolio or complete a rewarding fix-and-flip project. The sale includes 605 Williams Street plus the adjacent lot (Parcel WA1102065), providing additional space and flexibility for future possibilities. The home sits on . 28 acres, with the additional . 14 acre lot included in the sale. With an estimated ARV between $120,000 – $130,000, this property offers strong potential for the right buyer ready to bring new life to it. Property is in distressed condition. A Hold Harmless form must be signed prior to entering the property. Enter at your own risk. Great opportunity for an investor looking to revive this property and unlock its potential!

5. 2026-03-14
   status Under Contract

   Show marketing remark (972 chars)

   Investor Special – Endless Potential! ??Attention investors and visionaries! This 3 bedroom, 2 bathroom home offering 1,505 sq ft presents a prime opportunity to restore and add value. This is a distressed property and will require significant renovation, making it ideal for investors looking to expand their portfolio or complete a rewarding fix-and-flip project. The sale includes 605 Williams Street plus the adjacent lot (Parcel WA1102065), providing additional space and flexibility for future possibilities. The home sits on . 28 acres, with the additional . 14 acre lot included in the sale. With an estimated ARV between $120,000 – $130,000, this property offers strong potential for the right buyer ready to bring new life to it. Property is in distressed condition. A Hold Harmless form must be signed prior to entering the property. Enter at your own risk. Great opportunity for an investor looking to revive this property and unlock its potential!

6. 2026-03-14
   status Pending 972-char remark

   Show marketing remark (972 chars)

   Investor Special – Endless Potential! ??Attention investors and visionaries! This 3 bedroom, 2 bathroom home offering 1,505 sq ft presents a prime opportunity to restore and add value. This is a distressed property and will require significant renovation, making it ideal for investors looking to expand their portfolio or complete a rewarding fix-and-flip project. The sale includes 605 Williams Street plus the adjacent lot (Parcel WA1102065), providing additional space and flexibility for future possibilities. The home sits on . 28 acres, with the additional . 14 acre lot included in the sale. With an estimated ARV between $120,000 – $130,000, this property offers strong potential for the right buyer ready to bring new life to it. Property is in distressed condition. A Hold Harmless form must be signed prior to entering the property. Enter at your own risk. Great opportunity for an investor looking to revive this property and unlock its potential!

7. 2026-03-10
   listed $20,000 New

   Show marketing remark (972 chars)

   Investor Special – Endless Potential! ??Attention investors and visionaries! This 3 bedroom, 2 bathroom home offering 1,505 sq ft presents a prime opportunity to restore and add value. This is a distressed property and will require significant renovation, making it ideal for investors looking to expand their portfolio or complete a rewarding fix-and-flip project. The sale includes 605 Williams Street plus the adjacent lot (Parcel WA1102065), providing additional space and flexibility for future possibilities. The home sits on . 28 acres, with the additional . 14 acre lot included in the sale. With an estimated ARV between $120,000 – $130,000, this property offers strong potential for the right buyer ready to bring new life to it. Property is in distressed condition. A Hold Harmless form must be signed prior to entering the property. Enter at your own risk. Great opportunity for an investor looking to revive this property and unlock its potential!

8. 2026-03-10
   listed $20,000 Active 972-char remark

   Show marketing remark (972 chars)

   Investor Special – Endless Potential! ??Attention investors and visionaries! This 3 bedroom, 2 bathroom home offering 1,505 sq ft presents a prime opportunity to restore and add value. This is a distressed property and will require significant renovation, making it ideal for investors looking to expand their portfolio or complete a rewarding fix-and-flip project. The sale includes 605 Williams Street plus the adjacent lot (Parcel WA1102065), providing additional space and flexibility for future possibilities. The home sits on . 28 acres, with the additional . 14 acre lot included in the sale. With an estimated ARV between $120,000 – $130,000, this property offers strong potential for the right buyer ready to bring new life to it. Property is in distressed condition. A Hold Harmless form must be signed prior to entering the property. Enter at your own risk. Great opportunity for an investor looking to revive this property and unlock its potential!

ⓘ 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: $114 · $10/mo
• Projected year-2 tax: $184 · $15/mo
• Expected delta: +$70/yr (+$6/mo · 61.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 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 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,461
• − Mortgage interest: −$1,120
• − Property taxes: −$114
• − Insurance: −$100
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$582
• Taxable income: $11,071
• Est. tax owed @ 24.0%: −$2,657
• After-tax cash flow: $8,084/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: Ware County
• NCES district ID: 1305430
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -12.00%
• Median HH income: $35,231
• Composite: 25.6/100
• National rank: #7415
• State rank: #95 of 174 in GA

Livability — Waycross

• Score: 55/100
• State rank: #519
• US rank: #23458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waycross, GA
• City population: 36,207
• Population (ZIP): 13,034

Population outlook (Ware County) Hauer SSP2

• Today (2025): 33,313 people
• By 2030: 32,071 · -3.7%
• By 2040: 29,587 · -11.2%
• By 2050: 27,197 · -18.4%
• By 2075: 22,323 · -33.0%
• By 2100: 18,197 · -45.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 49% Black 45% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ware

• 2024 margin: Solid R (+43.1) · D 28.3% · R 71.4%
• 2008→2024 swing: -8.7pp toward R · 2008: -34.5pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.4 2016: R+41.7 2012: R+33.9 2008: R+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.90%
• Current HPI: 243.5058
• 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

+0.0% since first listed

8 events — show timeline

• 2026-03-20 Pending — GAMLS
• 2026-03-20 Pending — GIAR
• 2026-03-19 Relisted — GAMLS
• 2026-03-19 Relisted — GIAR
• 2026-03-14 Pending — GAMLS
• 2026-03-14 Pending — GIAR
• 2026-03-10 Listed $20,000 GIAR
• 2026-03-10 Listed $20,000 GAMLS

Property tax history

-12.9%/yr

Latest (2025): $114 · -81.0% YoY. Source: county tax records.