331 N Central Ave · Blackshear, GA 31516

$90,000

3 bd · 2.5 ba · 3,444 sqft · SingleFamily public records · 80 Days on market

Built 1905 0.77 ac lot $26/sqft · 69% below area ↓ 8% since listing

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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 +26.5/30.0
• DSCR +9.1/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• 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

Step back in time and seize a once-in-a-lifetime opportunity to restore a piece of history. This magnificent two-story Victorian-style home, built in 1905, is a true architectural gem waiting to be brought back to its former glory. With its classic wrap-around porch and distinctive gabled roof, this property exudes timeless charm and character. Nestled in a serene setting, the home offers a unique canvas for renovation, allowing you to blend its historic elegance with modern comforts. Imagine uncovering original details and transforming this house into a showplace that honors its past while embracing the future. This is more than a project; it's a chance to preserve history and create a stunning legacy. For the visionary buyer, this home represents the ultimate opportunity to craft a truly one-of-a-kind residence.

Key facts

• Gabled roof
• Original details
• Wrap-around porch

Tags

• WRAP-AROUND PORCH
• GABLED ROOF
• ORIGINAL DETAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.37% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 6.1

CMA / ARV

• ARV (median comp): $291,917
• List price: $90,000
• Delta: -69.17%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Grady St	0.58mi	4/2.0 (+1)	3,006 (-13%)	4mo	$312,000	$104	41

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $723
• Equity at exit: $13,419

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $20,583
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$224 /mo · $2,692/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $239

Break-even live

Break-even rent $929

Max offer price $90,000

Occupancy floor 76%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-15
   status Pending 825-char remark

   Show marketing remark (825 chars)

   Step back in time and seize a once-in-a-lifetime opportunity to restore a piece of history. This magnificent two-story Victorian-style home, built in 1905, is a true architectural gem waiting to be brought back to its former glory. With its classic wrap-around porch and distinctive gabled roof, this property exudes timeless charm and character. Nestled in a serene setting, the home offers a unique canvas for renovation, allowing you to blend its historic elegance with modern comforts. Imagine uncovering original details and transforming this house into a showplace that honors its past while embracing the future. This is more than a project; it's a chance to preserve history and create a stunning legacy. For the visionary buyer, this home represents the ultimate opportunity to craft a truly one-of-a-kind residence.

2. 2026-03-20
   price $90,000 825-char remark

   Show marketing remark (825 chars)

   Step back in time and seize a once-in-a-lifetime opportunity to restore a piece of history. This magnificent two-story Victorian-style home, built in 1905, is a true architectural gem waiting to be brought back to its former glory. With its classic wrap-around porch and distinctive gabled roof, this property exudes timeless charm and character. Nestled in a serene setting, the home offers a unique canvas for renovation, allowing you to blend its historic elegance with modern comforts. Imagine uncovering original details and transforming this house into a showplace that honors its past while embracing the future. This is more than a project; it's a chance to preserve history and create a stunning legacy. For the visionary buyer, this home represents the ultimate opportunity to craft a truly one-of-a-kind residence.

3. 2026-02-24
   listed $115,000 Active 825-char remark

   Show marketing remark (825 chars)

   Step back in time and seize a once-in-a-lifetime opportunity to restore a piece of history. This magnificent two-story Victorian-style home, built in 1905, is a true architectural gem waiting to be brought back to its former glory. With its classic wrap-around porch and distinctive gabled roof, this property exudes timeless charm and character. Nestled in a serene setting, the home offers a unique canvas for renovation, allowing you to blend its historic elegance with modern comforts. Imagine uncovering original details and transforming this house into a showplace that honors its past while embracing the future. This is more than a project; it's a chance to preserve history and create a stunning legacy. For the visionary buyer, this home represents the ultimate opportunity to craft a truly one-of-a-kind residence.

4. 2024-01-20
   historical
5. 2023-10-19
   listed $196,681 New
6. 2023-02-23
   soldstatus $65,532
7. 2022-06-22
   listed $70,000
8. 2017-03-30
   soldstatus $97,500
9. 2017-03-22
   soldstatus $97,500
10. 2016-12-02
    listed $97,500

ⓘ 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: $2,692 · $224/mo
• Projected year-2 tax: $2,692 · $224/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 5/10 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: $14,777
• − Mortgage interest: −$5,041
• − Property taxes: −$2,692
• − Insurance: −$450
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,618
• Taxable income: $1,610
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $2,481/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

-7.7% since first listed

10 events — show timeline

• 2026-05-15 Pending — GIAR
• 2026-03-20 Price Changed $90,000 GIAR
• 2026-02-24 Listed $115,000 GIAR
• 2024-01-20 Listing Removed — GAMLS
• 2023-10-19 Listed $196,681 GAMLS
• 2023-02-23 Sold (MLS) $65,532 SEGAMLS
• 2022-06-22 Listed $70,000 SEGAMLS
• 2017-03-30 Sold (MLS) $97,500 SEGAMLS
• 2017-03-22 Sold (Public Records) $97,500 Public Records
• 2016-12-02 Listed $97,500 SEGAMLS

Property tax history

+14.9%/yr

Latest (2025): $2,692 · +5.3% YoY. Source: county tax records.