241 Strickland Ave · Blackshear, GA 31516

$134,900

3 bd · 1.0 ba · 2,169 sqft · SingleFamily public records · 84 Days on market

Built 1934 1.15 ac lot $62/sqft · 37% below area Est $213k · 37% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you love the charm of an older South Georgia home, this property may be just what you are looking for. Full of character and history, this home is ready for updates and restoration - including a new roof - but has the potential to be brought back to its original beauty and become a true gem. Owned by only 3 families over the years, this 3 bedroom, 1 bath home sits on approx 1.15 acres, offering space, privacy and timeless appeal. Inside you will find a spacious living room with wood ceiling. Formal dining room perfect for gatherings. Kitchen with a designated eating space, including oven/range, refrigerator, di8shwasher and built-in features. Dedicated washer/dryer area. The master bedroom has hardwood flooring and its own furnace. The additional two bedrooms also have hardwood floors, with one including a furnace and the other a decorative fireplace. Cooling is providing with window units, while heating is supplied by a natural gas furnace. The home is currently occupied by the seller and offers a wonderful opportunity for the next owner to add their personal touches and restore to its full potential. Don't miss out on this Southern Classic Charm home awaiting your vision!!! NOTE: This home for it's new homeowner may be a good candidate for the FHA(203)K rehab loan. ..

Key facts

• Hardwood flooring
• Formal dining room
• New roof

Tags

• NEW ROOF
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• DESIGNATED EATING SPACE
• DEDICATED WASHER DRYER AREA
• HARDWOOD FLOORING

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 $40 ($479/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 $115k (14.9% below list).
• Recommended offer: $115k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.8% in Blackshear — 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 (#154 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: schools C-, health & safety C-, amenities F.
• Pierce County (rural): math 52% / reading 51% proficiency, ranked #15 of 174 in GA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 121 active listings in the ZIP; 88 units permitted in Pierce 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.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $114,755 (14.9% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.85% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (median comp): $213,196
• List price: $134,900
• Delta: -36.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Strickland Ave	0.09mi	3/2.0	2,162 (-0%)	2mo	$270,000	$125	90
718 Jackson St	0.58mi	4/2.0 (+1)	1,981 (-9%)	12mo	$240,000	$121	40
712 Sycamore St	0.60mi	4/2.0 (+1)	1,920 (-12%)	12mo	$205,000	$107	34

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-19,342
• Equity at exit: $20,114

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-13,665
• Equity at exit: $11,664

Cash invested: $37,772 (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 31516

• Home prices YoY: -9.1%
• Active inventory: 121
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $40

Break-even live

Break-even rent $1,097

Max offer price $134,900

Occupancy floor 92%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $134,900 Pending 84 DOM
2. 2026-06-17
   days on market $134,900 Active 84 DOM
3. 2026-06-16
   days on market $134,900 Active 83 DOM
4. 2026-06-15
   days on market $134,900 Active 82 DOM
5. 2026-06-13
   days on market $134,900 Active 80 DOM
6. 2026-06-12
   days on market $134,900 Active 79 DOM
7. 2026-06-09
   days on market $134,900 Active 76 DOM
8. 2026-06-08
   days on market $134,900 Active 75 DOM
9. 2026-06-07
   days on market $134,900 Active 74 DOM
10. 2026-06-07
    days on market $134,900 Active 73 DOM
11. 2026-06-04
    days on market $134,900 Active 70 DOM
12. 2026-06-02
    days on market $134,900 Active 69 DOM
13. 2026-06-01
    days on market $134,900 Active 68 DOM
14. 2026-05-31
    days on market $134,900 Active 67 DOM
15. 2026-05-31
    days on market $134,900 Active 66 DOM
16. 2026-03-25
    listed $134,900 Active 1293-char remark

    Show marketing remark (1293 chars)

    If you love the charm of an older South Georgia home, this property may be just what you are looking for. Full of character and history, this home is ready for updates and restoration - including a new roof - but has the potential to be brought back to its original beauty and become a true gem. Owned by only 3 families over the years, this 3 bedroom, 1 bath home sits on approx 1.15 acres, offering space, privacy and timeless appeal. Inside you will find a spacious living room with wood ceiling. Formal dining room perfect for gatherings. Kitchen with a designated eating space, including oven/range, refrigerator, di8shwasher and built-in features. Dedicated washer/dryer area. The master bedroom has hardwood flooring and its own furnace. The additional two bedrooms also have hardwood floors, with one including a furnace and the other a decorative fireplace. Cooling is providing with window units, while heating is supplied by a natural gas furnace. The home is currently occupied by the seller and offers a wonderful opportunity for the next owner to add their personal touches and restore to its full potential. Don't miss out on this Southern Classic Charm home awaiting your vision!!! NOTE: This home for it's new homeowner may be a good candidate for the FHA(203)K rehab loan. ..

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,241 · $103/mo
• Expected delta: +$5/yr ($0/mo · 0.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,771
• − Mortgage interest: −$7,556
• − Property taxes: −$1,236
• − Insurance: −$674
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$3,924
• Taxable loss: −$1,825
• Est. tax savings @ 24.0%: +$438
• After-tax cash flow: $917/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: Pierce County
• NCES district ID: 1304140
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $39,523
• Composite: 43.04/100
• National rank: #3097
• State rank: #15 of 174 in GA

Livability — Blackshear

• Score: 68/100
• State rank: #154
• US rank: #9915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blackshear, GA
• City population: 15,465
• Population (ZIP): 15,465

Population outlook (Pierce County) Hauer SSP2

• Today (2025): 19,690 people
• By 2030: 19,886 · +1.0%
• By 2040: 20,140 · +2.3%
• By 2050: 20,113 · +2.1%
• By 2075: 19,166 · -2.7%
• By 2100: 16,296 · -17.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 8% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Pierce

• 2024 margin: Solid R (+77.5) · D 11.2% · R 88.7%
• 2008→2024 swing: -15.0pp toward R · 2008: -62.5pp · 2024: -77.5pp
• All cycles: 2024: R+77.5 2020: R+75.1 2016: R+74.0 2012: R+66.4 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.01%
• Current HPI: 259.8612
• 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

1 event — show timeline

• 2026-03-25 Listed $134,900 GIAR

Property tax history

+1.6%/yr

Latest (2025): $1,236 · +1.9% YoY. Source: county tax records.