589 Burnett Rd · Byron, GA 31008

$200,000

3 bd · 2.0 ba · 1,222 sqft · SingleFamily public records · 3 Days on market

Built 1995 5.40 ac lot $164/sqft · 20% below area Est $249k · 20% under

---

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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for acreage plus an inground pool? Check out this comfy home on 5.40 acres. Great room with gas log fireplace. Eat in kitchen with stainless steel appliances plus a pantry. Split bedroom floor plan. Screened porch overlooks the pool and fenced back yard. Two car detached garage with large workshop room. Behind the garage, there’s a metal carport & RV/camper parking pad at the wood line. Horses allowed too. This is an estate sale, executor would like to sell in as-is condition. Home appears to be very well maintained and should qualify for all loan types. Estate sale event of household items is scheduled for May 22nd & 23rd.

Key facts

• Pantry
• Inground pool
• Gas log fireplace

Tags

• INGROUND POOL
• 5.40 ACRES
• GAS LOG FIREPLACE
• STAINLESS STEEL APPLIANCES
• PANTRY
• SCREENED PORCH

Property features AI

Finance

• Other: Lot size approximately 5.4 acres
• Financial info: Estate owned; Offered As-Is
• HOA & community: No HOA

Exterior

• Parking: Detached garage; Garage door opener; Parking shed; Total parking for 2 vehicles
• Utilities: Well water; Septic tank; Propane
• Home design: Single-family house; One level; Resale property
• Construction: Built in 1995; Vinyl siding; Composition roof; Garage(s) on property
• Exterior features: Screened porch; Porch; Chain link fencing

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances; Pantry
• Bedrooms: 3 bedrooms — all on the main level
• Flooring: Carpet; Vinyl; Other
• Bathrooms: 2 full bathrooms — both on the main level
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Separate shower; Great room; Crawl space basement; Gas log fireplace (1)
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (13.7% below list).
• Recommended offer: $173k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.0% in Byron — 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 68/100 on livability (#137 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Peach County (rural): math 17% / reading 25% proficiency, ranked #141 of 174 in GA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Byron Elementary School (math 25% / reading 27%, grade F, #728 of 1,228 statewide, top 60%, 660 students, 82% FRL); Byron Middle School (math 25% / reading 39%, grade F, #229 of 470 statewide, top 49%, 449 students, 82% FRL) — zoned schools average 82% FRL vs 65% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 205 active listings in the ZIP; 149 units permitted in Peach County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Peach County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,558 (13.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.86% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (median comp): $248,565
• List price: $200,000
• Delta: -19.54%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-23,357
• Equity at exit: $29,821

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-8,887
• Equity at exit: $17,292

Cash invested: $56,000 (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 31008

• Home prices YoY: -18.1%
• Active inventory: 205
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $143

Break-even live

Break-even rent $1,544

Max offer price $200,000

Occupancy floor 87%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-18
   status Pending Offer Approval 628-char remark
2. 2026-05-15
   listed $200,000 Active 657-char remark

   Show marketing remark (657 chars)

   Looking for acreage plus an inground pool? Check out this comfy home on 5.40 acres. Great room with gas log fireplace. Eat in kitchen with stainless steel appliances plus a pantry. Split bedroom floor plan. Screened porch overlooks the pool and fenced back yard. Two car detached garage with large workshop room. Behind the garage, there’s a metal carport & RV/camper parking pad at the wood line. Horses allowed too. This is an estate sale, executor would like to sell in as-is condition. Home appears to be very well maintained and should qualify for all loan types. Estate sale event of household items is scheduled for May 22nd & 23rd.

3. 2026-05-14
   listed $200,000 New 628-char remark

ⓘ 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: $1,053 · $88/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$787/yr (+$66/mo · 74.7%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,707
• − Mortgage interest: −$11,203
• − Property taxes: −$1,053
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$5,818
• Taxable loss: −$1,681
• Est. tax savings @ 24.0%: +$403
• After-tax cash flow: $2,123/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: Peach County
• NCES district ID: 1304050
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $41,348
• Composite: 17.89/100
• National rank: #9000
• State rank: #141 of 174 in GA

Livability — Byron

• Score: 68/100
• State rank: #137
• US rank: #9318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,882

Population outlook (Peach County) Hauer SSP2

• Today (2025): 26,481 people
• By 2030: 25,723 · -2.9%
• By 2040: 23,812 · -10.1%
• By 2050: 21,724 · -18.0%
• By 2075: 17,513 · -33.9%
• By 2100: 14,235 · -46.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Peach

• 2024 margin: Lean R (+6.0) · D 46.8% · R 52.8%
• 2008→2024 swing: -12.8pp toward R · 2008: 6.8pp · 2024: -6.0pp
• All cycles: 2024: R+6.0 2020: R+4.7 2016: R+3.0 2012: D+7.5 2008: D+6.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.93%
• Current HPI: 208.0889
• 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

+18.0% since first listed

7 events — show timeline

• 2026-06-09 Sold (MLS) $236,000 CGMLS
• 2026-06-09 Sold (MLS) $236,000 GAMLS
• 2026-05-19 Pending — GAMLS
• 2026-05-19 Pending — CGMLS
• 2026-05-18 Pending — GAMLS
• 2026-05-15 Listed $200,000 CGMLS
• 2026-05-14 Listed $200,000 GAMLS

Property tax history

+0.6%/yr

Latest (2025): $1,053 · -21.5% YoY. Source: county tax records.