46 Ray Roderick Rd · Eastman, GA 31023

$179,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 27 Days on market

Built 1990 1.28 ac lot Est $160k · 12% over

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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 +17.4/30.0
• Appreciation +9.4/10.0
• DSCR +5.4/10.0
• 1% rule +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Schools +1.8/10.0

Listing remarks MLS

Welcome to peaceful country living with this beautiful 3-bedroom, 2-bath home situated on 1.28 acres. Offering approximately 1,800 square feet of living space, this home features fresh paint and new flooring throughout, creating a clean and updated feel. The country kitchen offers oak cabinets, solid surface countertops and stainless steel appliances. Large bay windows provide plenty of natural light, while the screened-in back porch offers the perfect spot to relax and enjoy the outdoors year-round. Outside, you'll find mature trees that add shade and charm to the property, along with a detached carport for added convenience. Spacious, inviting, and move-in ready, this country home is one you don't want to miss!

Key facts

• Country kitchen
• Large bay windows
• Oak cabinets

Tags

• COUNTRY KITCHEN
• OAK CABINETS
• SOLID SURFACE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE BAY WINDOWS
• SCREENED-IN BACK PORCH

Property features AI

Finance

• Other: Listing terms include Cash, Conventional, FHA, USDA Loan, and VA Loan
• HOA & community: No homeowners association; Community features include airport/runway access and boat/camper/van parking

Exterior

• Parking: Detached garage; Carport
• Utilities: Well water; Septic tank; Electricity available; High-speed internet available; Phone service available; Sewer available/connected; Water available
• Home design: Single-family house; Residential resale; Built in 1990; One story
• Construction: Vinyl siding; Composition roof; Other structures include garage(s) and outbuilding
• Exterior features: Screened porch; Porch; Bay windows; Level lot

Interior

• Kitchen: Breakfast area; Breakfast bar; Country-style kitchen; Pantry; Solid surface counters; Dishwasher; Ice maker; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Double vanity; Split bedroom floor plan; One-level living; Living area 1,800 (per public records)
• Laundry & utility: Washer and dryer included; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $133 ($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 $159k (10.9% below list).
• Recommended offer: $159k (10.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#333 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Dodge County (rural): math 18% / reading 26% proficiency, ranked #139 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Dodge Elementary School (math 25% / reading 25%, grade F, #745 of 1,228 statewide, top 61%, 598 students, 92% FRL) — zoned schools average 92% FRL vs 62% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 71 active listings in the ZIP; 13 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (8.8% local appreciation)).
• Dodge County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $159,401 (10.9% 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. 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?
3. 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?
4. 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?
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: 0.89% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $160,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Ray Roderick Rd	0.00mi	3/2.0	1,800 (0%)	14mo	$160,000	$89	88

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

Projected returns pro-forma

8.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.82×
• Total profit: $91,370
• Equity at exit: $145,772

10-year hold

• IRR: 21.6%
• Equity multiple: 6.18×
• Total profit: $259,550
• Equity at exit: $299,219

Cash invested: $50,120 (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 31023

• Home prices YoY: 4.2%
• Active inventory: 71
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,594 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $133

Break-even live

Break-even rent $1,425

Max offer price $179,000

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $179,000 Active 27 DOM
2. 2026-06-17
   days on market $179,000 Active 26 DOM
3. 2026-06-16
   days on market $179,000 Active 25 DOM
4. 2026-06-15
   days on market $179,000 Active 24 DOM
5. 2026-06-13
   statusdays on market $179,000 Active 22 DOM
6. 2026-06-12
   pricestatusdays on market $179,000 Price Change 21 DOM
7. 2026-06-09
   days on market $189,000 Active 18 DOM
8. 2026-06-08
   days on market $189,000 Active 17 DOM
9. 2026-06-07
   days on market $189,000 Active 16 DOM
10. 2026-06-07
    statusdays on market $189,000 Active 15 DOM
11. 2026-06-04
    days on market $189,000 New 12 DOM
12. 2026-06-02
    days on market $189,000 New 11 DOM
13. 2026-06-01
    days on market $189,000 New 10 DOM
14. 2026-05-31
    days on market $189,000 New 9 DOM
15. 2026-05-31
    days on market $189,000 New 8 DOM
16. 2026-05-22
    listed $189,000 Active 723-char remark

    Show marketing remark (723 chars)

    Welcome to peaceful country living with this beautiful 3-bedroom, 2-bath home situated on 1.28 acres. Offering approximately 1,800 square feet of living space, this home features fresh paint and new flooring throughout, creating a clean and updated feel. The country kitchen offers oak cabinets, solid surface countertops and stainless steel appliances. Large bay windows provide plenty of natural light, while the screened-in back porch offers the perfect spot to relax and enjoy the outdoors year-round. Outside, you'll find mature trees that add shade and charm to the property, along with a detached carport for added convenience. Spacious, inviting, and move-in ready, this country home is one you don't want to miss!

17. 2026-05-22
    listed $189,000 New

    Show marketing remark (723 chars)

    Welcome to peaceful country living with this beautiful 3-bedroom, 2-bath home situated on 1.28 acres. Offering approximately 1,800 square feet of living space, this home features fresh paint and new flooring throughout, creating a clean and updated feel. The country kitchen offers oak cabinets, solid surface countertops and stainless steel appliances. Large bay windows provide plenty of natural light, while the screened-in back porch offers the perfect spot to relax and enjoy the outdoors year-round. Outside, you'll find mature trees that add shade and charm to the property, along with a detached carport for added convenience. Spacious, inviting, and move-in ready, this country home is one you don't want to miss!

18. 2025-05-27
    soldstatus $170,000
19. 2025-04-11
    soldstatus $160,000 Sold 641-char remark

    Show marketing remark (641 chars)

    Attention all buyers in need of a home in the country! 46 Ray Roderick Road is just that. This 1,800 sq ft home located in the middle of 1.28 acres the right amount of country and class. Outside you will find a detached 2 car garage that is great for parking, storage or hobbies. It is also move in ready after several renovations. The 3 bed 2 bath home has all new flooring, new dishwasher, stove and range and vent, updated screened porch and more. Beneath the home you'll find a newly installed moisture barrier and ductwork for the central heat and air unit. Give me a call today to set up an appointment for you to view this great home!

20. 2025-02-21
    status Under Contract 641-char remark

    Show marketing remark (641 chars)

    Attention all buyers in need of a home in the country! 46 Ray Roderick Road is just that. This 1,800 sq ft home located in the middle of 1.28 acres the right amount of country and class. Outside you will find a detached 2 car garage that is great for parking, storage or hobbies. It is also move in ready after several renovations. The 3 bed 2 bath home has all new flooring, new dishwasher, stove and range and vent, updated screened porch and more. Beneath the home you'll find a newly installed moisture barrier and ductwork for the central heat and air unit. Give me a call today to set up an appointment for you to view this great home!

21. 2025-02-14
    status Back On Market 641-char remark

    Show marketing remark (641 chars)

    Attention all buyers in need of a home in the country! 46 Ray Roderick Road is just that. This 1,800 sq ft home located in the middle of 1.28 acres the right amount of country and class. Outside you will find a detached 2 car garage that is great for parking, storage or hobbies. It is also move in ready after several renovations. The 3 bed 2 bath home has all new flooring, new dishwasher, stove and range and vent, updated screened porch and more. Beneath the home you'll find a newly installed moisture barrier and ductwork for the central heat and air unit. Give me a call today to set up an appointment for you to view this great home!

22. 2024-12-17
    status Under Contract 641-char remark

    Show marketing remark (641 chars)

    Attention all buyers in need of a home in the country! 46 Ray Roderick Road is just that. This 1,800 sq ft home located in the middle of 1.28 acres the right amount of country and class. Outside you will find a detached 2 car garage that is great for parking, storage or hobbies. It is also move in ready after several renovations. The 3 bed 2 bath home has all new flooring, new dishwasher, stove and range and vent, updated screened porch and more. Beneath the home you'll find a newly installed moisture barrier and ductwork for the central heat and air unit. Give me a call today to set up an appointment for you to view this great home!

23. 2024-12-04
    price $174,900 641-char remark

    Show marketing remark (641 chars)

    Attention all buyers in need of a home in the country! 46 Ray Roderick Road is just that. This 1,800 sq ft home located in the middle of 1.28 acres the right amount of country and class. Outside you will find a detached 2 car garage that is great for parking, storage or hobbies. It is also move in ready after several renovations. The 3 bed 2 bath home has all new flooring, new dishwasher, stove and range and vent, updated screened porch and more. Beneath the home you'll find a newly installed moisture barrier and ductwork for the central heat and air unit. Give me a call today to set up an appointment for you to view this great home!

24. 2024-10-31
    listed $179,900 New 641-char remark

    Show marketing remark (641 chars)

    Attention all buyers in need of a home in the country! 46 Ray Roderick Road is just that. This 1,800 sq ft home located in the middle of 1.28 acres the right amount of country and class. Outside you will find a detached 2 car garage that is great for parking, storage or hobbies. It is also move in ready after several renovations. The 3 bed 2 bath home has all new flooring, new dishwasher, stove and range and vent, updated screened porch and more. Beneath the home you'll find a newly installed moisture barrier and ductwork for the central heat and air unit. Give me a call today to set up an appointment for you to view this great home!

ⓘ 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: $1,354 · $113/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$293/yr (+$24/mo · 21.6%)

ⓘ 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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,128
• − Mortgage interest: −$10,027
• − Property taxes: −$1,354
• − Insurance: −$895
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$5,207
• Taxable loss: −$1,415
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $1,938/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: Dodge County
• NCES district ID: 1301770
• Math proficiency: 18% ▼ -21.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $34,856
• Composite: 18.1/100
• National rank: #8971
• State rank: #139 of 174 in GA

Livability — Eastman

• Score: 61/100
• State rank: #333
• US rank: #17509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,257

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 19,669 people
• By 2030: 18,784 · -4.5%
• By 2040: 16,878 · -14.2%
• By 2050: 14,837 · -24.6%
• By 2075: 9,804 · -50.2%
• By 2100: 5,885 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 25% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+49.9) · D 24.9% · R 74.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -35.9pp · 2024: -49.9pp
• All cycles: 2024: R+49.9 2020: R+45.5 2016: R+45.5 2012: R+35.9 2008: R+35.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.79%
• Current HPI: 216.6501
• 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

+5.1% since first listed

9 events — show timeline

• 2026-05-22 Listed $189,000 GAMLS
• 2026-05-22 Listed $189,000 CGMLS
• 2025-05-27 Sold (Public Records) $170,000 Public Records
• 2025-04-11 Sold (MLS) $160,000 GAMLS
• 2025-02-21 Pending — GAMLS
• 2025-02-14 Relisted — GAMLS
• 2024-12-17 Pending — GAMLS
• 2024-12-04 Price Changed $174,900 GAMLS
• 2024-10-31 Listed $179,900 GAMLS

Property tax history

+6.5%/yr

Latest (2025): $1,354 · +36.4% YoY. Source: county tax records.