5859 8th Ave · Eastman, GA 31023

$155,000

3 bd · 2.0 ba · 1,326 sqft · SingleFamily public records · 1 Days on market

Built 1960 0.31 ac lot $117/sqft · 84% above 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 +24.5/30.0
• Appreciation +9.4/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Move-in ready 3-bedroom, 2-bath home priced to sell! Situated on a desirable corner lot, this home offers comfort, convenience, and value. The kitchen comes fully equipped with a stainless steel oven, microwave, dishwasher, and refrigerator, and a washer and dryer are also included. Outside, you'll find a storage building located at the rear corner of the property for extra storage. Conveniently located near the aviation school, this home is ideal for students, aviation professionals, or anyone seeking easy access to the area. A great investment opportunity or the perfect place to call your first home. Don't miss this opportunity to own a home of your very own!

Key facts

• Storage building
• Stainless steel oven
• Corner lot

Tags

• CORNER LOT
• STAINLESS STEEL OVEN
• STORAGE BUILDING

Property features AI

Finance

• HOA & community: No homeowners association; No association fees

Exterior

• Parking: Off-street parking; Parking pad; Open parking available
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available; Phone available; Sewer connected; Water available
• Home design: Single-family residence (house); Resale property; Built in 1960
• Construction: Brick and stone construction; Other roof
• Exterior features: Corner, level lot; Street lights in the community

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate; Tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: One-level layout; Owner-reported living area; Mud room; Laundry closet; No basement; Other interior features
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 8.7% vs local median 6.0% in Eastman — 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 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: 73 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 $15k of equity ($1k loan paydown + $14k 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 $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y ago 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.
• Current owner paid $33k; list at $155k implies a 370% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $155,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.03% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (median comp): $95,185
• List price: $155,000
• Delta: 68.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Page St	0.44mi	3/2.0	1,366 (+3%)	5mo	$125,000	$92	70
502 Karen Dr	0.67mi	3/2.0	1,225 (-8%)	8mo	$175,000	$143	49
5334 3rd Ave	0.55mi	2/1.0 (-1)	1,376 (+4%)	15mo	$40,659	$30	46
5807 14th Ave	0.55mi	3/1.0	1,425 (+8%)	18mo	$87,500	$61	43

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: 28.3%
• Equity multiple: 3.12×
• Total profit: $91,915
• Equity at exit: $126,227

10-year hold

• IRR: 25.0%
• Equity multiple: 6.81×
• Total profit: $252,320
• Equity at exit: $259,100

Cash invested: $43,400 (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: 73
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,592 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $316

Break-even live

Break-even rent $1,192

Max offer price $155,000

Occupancy floor 75%

Sensitivity live

Price	-10% $404	-5% $360	+0% $316	+5% $273	+10% $229
Rent	-10% $191	-5% $254	+0% $316	+5% $379	+10% $442
Rate	-1.0pp $395	-0.5pp $356	base $316	+0.5pp $276	+1.0pp $235

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   remarks 669-char remark
2. 2026-06-21
   pricestatusdays on marketlisting id $155,000 New 1 DOM
3. 2026-06-18
   days on market $160,000 Active 567 DOM
4. 2026-06-17
   days on market $160,000 Active 566 DOM
5. 2026-06-16
   days on market $160,000 Active 565 DOM
6. 2026-06-15
   days on market $160,000 Active 564 DOM
7. 2026-06-13
   days on market $160,000 Active 562 DOM
8. 2026-06-12
   days on market $160,000 Active 561 DOM
9. 2026-06-09
   days on market $160,000 Active 558 DOM
10. 2026-06-08
    days on market $160,000 Active 557 DOM
11. 2026-06-07
    days on market $160,000 Active 556 DOM
12. 2026-06-07
    days on market $160,000 Active 555 DOM
13. 2026-06-04
    days on market $160,000 Active 552 DOM
14. 2026-06-02
    days on market $160,000 Active 551 DOM
15. 2026-06-01
    days on market $160,000 Active 550 DOM
16. 2026-05-31
    days on market $160,000 Active 549 DOM
17. 2026-05-31
    days on market $160,000 Active 548 DOM
18. 2025-11-26
    status Price Change 495-char remark
19. 2025-11-26
    price $160,000 495-char remark
20. 2025-11-19
    historical 495-char remark
21. 2025-05-25
    price $155,000 495-char remark
22. 2025-05-20
    status Back On Market 495-char remark
23. 2025-04-24
    status Under Contract 495-char remark
24. 2025-03-31
    price $160,000 495-char remark
25. 2024-10-27
    listed $175,000 New 495-char remark
26. 2024-04-22
    status Under Contract
27. 2024-04-21
    historical
28. 2024-02-03
    listed $150,000 New
29. 2016-12-19
    soldstatus $33,000
30. 2016-05-16
    listed $39,000

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$656/yr (+$55/mo · 85.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,110
• − Mortgage interest: −$8,682
• − Property taxes: −$770
• − Insurance: −$775
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$4,509
• Taxable income: $1,316
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $3,482/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

• Census place: Eastman, GA
• 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

+297.4% since first listed

15 events — show timeline

• 2026-06-20 Listing Removed — GAMLS
• 2026-06-19 Listed $155,000 GAMLS
• 2025-11-26 Relisted — GAMLS
• 2025-11-26 Price Changed $160,000 GAMLS
• 2025-11-19 Listing Removed — GAMLS
• 2025-05-25 Price Changed $155,000 GAMLS
• 2025-05-20 Relisted — GAMLS
• 2025-04-24 Pending — GAMLS
• 2025-03-31 Price Changed $160,000 GAMLS
• 2024-10-27 Listed $175,000 GAMLS
• 2024-04-22 Pending — GAMLS
• 2024-04-21 Listing Removed — GAMLS
• 2024-02-03 Listed $150,000 GAMLS
• 2016-12-19 Sold (MLS) $33,000 GAMLS
• 2016-05-16 Listed $39,000 GAMLS

Property tax history

+3.4%/yr

Latest (2025): $770 · +21.1% YoY. Source: county tax records.