1106 NW Oak · Eulonia, GA 31331

$129,900

3 bd · 2.0 ba · 1,706 sqft · SingleFamily public records · 50 Days on market

Built 1937 0.43 ac lot $76/sqft · 58% below area

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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).

• Cash flow +17.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

This Townsend gem is sitting on over half an acre and is packed with potential for someone ready to make it their own. Offering 3 bedrooms, 2 bathrooms, and a ton of space to work with, this home has the kind of layout you just don’t see anymore. From the oversized living areas to the unique bathroom setup and original character throughout, there’s so much here to build real equity while creating something that actually feels like yours. The lot gives you room to breathe, spread out, and enjoy that quieter coastal lifestyle, all while still being within reach of everything you need. Whether you’re looking for a primary home, an investment, or your next project, this one is worth a look!

Key facts

• Over half an acre
• Original character
• 0.43 acre lot

Tags

• OVER HALF AN ACRE
• OVERSIZED LIVING AREAS
• UNIQUE BATHROOM SETUP
• ORIGINAL CHARACTER

Property features AI

Exterior

• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; One-story
• Construction: Vinyl siding; Block foundation
• Exterior features: Lot of approximately 0.43 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioning; Electric forced-air heating
• Interior features: Electric water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/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 $124k (4.8% below list).
• Recommended offer: $124k (4.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Mcintosh County (town): math 23% / reading 29% proficiency, ranked #118 of 174 in GA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 292 active listings in the ZIP; 127 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• McIntosh County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; list at $130k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $123,619 (4.8% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (median comp): $279,287
• List price: $129,900
• Delta: -53.49%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 3.12×
• Total profit: $77,125
• Equity at exit: $117,024

10-year hold

• IRR: 23.4%
• Equity multiple: 7.11×
• Total profit: $222,120
• Equity at exit: $252,367

Cash invested: $36,372 (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 31331

• Active inventory: 292
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $100

Break-even live

Break-even rent $1,110

Max offer price $129,900

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $129,900 Active 50 DOM
2. 2026-06-18
   days on market $129,900 Active 49 DOM
3. 2026-06-17
   days on market $129,900 Active 48 DOM
4. 2026-06-16
   days on market $129,900 Active 47 DOM
5. 2026-06-15
   days on market $129,900 Active 46 DOM
6. 2026-06-14
   days on market $129,900 Active 44 DOM
7. 2026-06-13
   days on market $129,900 Active 43 DOM
8. 2026-06-10
   pricedays on market $129,900 Active 41 DOM
9. 2026-06-09
   days on market $139,900 Active 40 DOM
10. 2026-06-08
    days on market $139,900 Active 39 DOM
11. 2026-06-07
    days on market $139,900 Active 38 DOM
12. 2026-06-05
    days on market $139,900 Active 35 DOM
13. 2026-06-03
    days on market $139,900 Active 34 DOM
14. 2026-06-03
    price $139,900 Active 33 DOM
15. 2026-06-02
    days on market $149,900 Active 33 DOM
16. 2026-06-01
    days on market $149,900 Active 32 DOM
17. 2026-05-31
    days on market $149,900 Active 31 DOM
18. 2026-05-30
    days on market $149,900 Active 30 DOM
19. 2026-05-15
    price $149,900 713-char remark
20. 2026-05-07
    price $159,900 713-char remark
21. 2026-05-02
    listed $159,900 Active 713-char remark

    Show marketing remark (713 chars)

    This Townsend gem is sitting on over half an acre and is packed with potential for someone ready to make it their own. Offering 3 bedrooms, 2 bathrooms, and a ton of space to work with, this home has the kind of layout you just don’t see anymore. From the oversized living areas to the unique bathroom setup and original character throughout, there’s so much here to build real equity while creating something that actually feels like yours. The lot gives you room to breathe, spread out, and enjoy that quieter coastal lifestyle, all while still being within reach of everything you need. Whether you’re looking for a primary home, an investment, or your next project, this one is worth a look!

22. 2026-04-30
    listed $169,900 Active 713-char remark
23. 2026-01-21
    price $89,900

    Show marketing remark (124 chars)

    This property located at 1106 Oak St NW Townsend, GA 31331 features 3 bedroom, 2 1/2 bath with 1552 sq ft. Large corner lot.

24. 2025-12-14
    price $94,900

    Show marketing remark (124 chars)

    This property located at 1106 Oak St NW Townsend, GA 31331 features 3 bedroom, 2 1/2 bath with 1552 sq ft. Large corner lot.

25. 2025-09-03
    price $115,000
26. 2025-06-16
    price $129,900
27. 2025-05-14
    price $139,900
28. 2006-11-07
    soldstatus $81,500
29. 1997-06-06
    soldstatus $25,000

ⓘ 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: $1,694 · $141/mo
• Projected year-2 tax: $1,694 · $141/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,834
• − Mortgage interest: −$7,276
• − Property taxes: −$1,694
• − Insurance: −$650
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$3,779
• Taxable loss: −$939
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $1,426/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: Mcintosh County
• NCES district ID: 1303600
• Math proficiency: 23% ▬ 0.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $41,742
• Composite: 22.08/100
• National rank: #8188
• State rank: #118 of 174 in GA

Livability — Eulonia

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,997

Population outlook (McIntosh County) Hauer SSP2

• Today (2025): 12,922 people
• By 2030: 12,156 · -5.9%
• By 2040: 10,332 · -20.0%
• By 2050: 8,526 · -34.0%
• By 2075: 5,506 · -57.4%
• By 2100: 3,635 · -71.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 28% Two or more races 6%
• Common ancestry: Italian 1% French 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · McIntosh

• 2024 margin: Strong R (+28.6) · D 35.5% · R 64.1%
• 2008→2024 swing: -22.6pp toward R · 2008: -6.0pp · 2024: -28.6pp
• All cycles: 2024: R+28.6 2020: R+21.0 2016: R+20.1 2012: R+8.6 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.75%
• Current HPI: 329.1351
• 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

+419.6% since first listed

17 events — show timeline

• 2026-06-09 Price Changed $129,900 Hive MLS
• 2026-06-02 Price Changed $139,900 Hive MLS
• 2026-05-15 Price Changed $149,900 Hive MLS
• 2026-05-07 Price Changed $159,900 Hive MLS
• 2026-05-02 Listed $159,900 GIAR
• 2026-04-30 Listed $169,900 Hive MLS
• 2026-04-16 Listing Removed — GIAR
• 2026-04-10 Sold (MLS) $71,070 GIAR
• 2026-03-17 Pending — GIAR
• 2026-01-21 Price Changed $89,900 GIAR
• 2025-12-14 Price Changed $94,900 GIAR
• 2025-11-10 Listed $104,900 GIAR
• 2025-09-03 Price Changed $115,000 GIAR
• 2025-06-16 Price Changed $129,900 GIAR
• 2025-05-14 Price Changed $139,900 GIAR
• 2006-11-07 Sold (Public Records) $81,500 Public Records
• 1997-06-06 Sold (Public Records) $25,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,694 · +0.9% YoY. Source: county tax records.