1000 Bedell Ave · Woodbine, GA 31569

$115,000

3 bd · 2.0 ba · 1,317 sqft · SingleFamily public records · 99 Days on market

Built 1963 0.51 ac lot $87/sqft · 50% below area

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Downtown Woodbine Fixer with Prime Location & Redevelopment PotentialLocated in the heart of downtown Woodbine and within 2 miles of Interstate 95 Interchange, this property offers a rare opportunity for buyers ready to roll up their sleeves and unlock its full potential. Featuring both front and rear porches and situated on a generously sized lot, the home enjoys a highly desirable, walkable location close to town amenities. This property will require repairs and renovations and is being offered as an opportunity for those seeking a project, whether for investment, renovation, or personal use. With thoughtful renovation, the existing layout could be reimagined, and the current bedroom and bathroom configuration may be modified or expanded, subject to buyer plans and applicable approvals. Past additions were completed decades ago and not by the current owner. Vacant since August 2025, the property is ready for its next chapter. For those with vision, resources, and creativity, this location provides a strong foundation for a rewarding transformation. Sold as-is. Serious inquiries only. Schedule your showing today!

Key facts

• Generously sized lot
• Walkable location
• 0.51 acre lot

Tags

• REDEVELOPMENT POTENTIAL
• FRONT AND REAR PORCHES
• GENEROUSLY SIZED LOT
• WALKABLE LOCATION
• CLOSE TO TOWN AMENITIES
• THOUGHTFUL RENOVATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 2.9% in Woodbine — 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 69/100 on livability (#107 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: schools D+, amenities F, commute F.
• Camden County (town): math 56% / reading 54% proficiency, ranked #9 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 112 active listings in the ZIP; 383 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Camden County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.62% ✓
• Cap rate: 13.46%
• Cash-on-cash: 25.59%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (median comp): $231,207
• List price: $115,000
• Delta: -50.26%
• 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
203 E 5th St	0.48mi	3/1.0	1,282 (-3%)	1mo	$160,000	$125	68
806 Bedell Ave	0.14mi	3/1.0	1,427 (+8%)	19mo	$75,000	$53	59
511 W 4th St	0.67mi	3/2.0	1,368 (+4%)	17mo	$310,000	$227	48

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

Projected returns pro-forma

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

5-year hold

• IRR: 41.6%
• Equity multiple: 4.17×
• Total profit: $102,190
• Equity at exit: $103,601

10-year hold

• IRR: 36.0%
• Equity multiple: 9.39×
• Total profit: $269,998
• Equity at exit: $223,420

Cash invested: $32,200 (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 31569

• Home prices YoY: 6.7%
• Active inventory: 112
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,862 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$133 /mo · $1,596/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $620

Break-even live

Break-even rent $1,077

Max offer price $115,000

Occupancy floor 62%

Sensitivity live

Price	-10% $685	-5% $653	+0% $620	+5% $588	+10% $555
Rent	-10% $473	-5% $547	+0% $620	+5% $694	+10% $767
Rate	-1.0pp $678	-0.5pp $649	base $620	+0.5pp $590	+1.0pp $560

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $115,000 Active 99 DOM
2. 2026-06-17
   days on market $115,000 Active 98 DOM
3. 2026-06-16
   days on market $115,000 Active 97 DOM
4. 2026-06-15
   days on market $115,000 Active 96 DOM
5. 2026-06-13
   days on market $115,000 Active 94 DOM
6. 2026-06-13
   days on market $115,000 Active 93 DOM
7. 2026-06-10
   price $115,000 Active 90 DOM
8. 2026-06-09
   days on market $119,000 Active 90 DOM
9. 2026-06-08
   days on market $119,000 Active 89 DOM
10. 2026-06-07
    days on market $119,000 Active 88 DOM
11. 2026-06-05
    days on market $119,000 Active 85 DOM
12. 2026-06-03
    days on market $119,000 Active 84 DOM
13. 2026-06-02
    days on market $119,000 Active 83 DOM
14. 2026-06-01
    days on market $119,000 Active 82 DOM
15. 2026-05-31
    days on market $119,000 Active 81 DOM
16. 2026-05-05
    status Active 1137-char remark

    Show marketing remark (1137 chars)

    Downtown Woodbine Fixer with Prime Location & Redevelopment PotentialLocated in the heart of downtown Woodbine and within 2 miles of Interstate 95 Interchange, this property offers a rare opportunity for buyers ready to roll up their sleeves and unlock its full potential. Featuring both front and rear porches and situated on a generously sized lot, the home enjoys a highly desirable, walkable location close to town amenities. This property will require repairs and renovations and is being offered as an opportunity for those seeking a project, whether for investment, renovation, or personal use. With thoughtful renovation, the existing layout could be reimagined, and the current bedroom and bathroom configuration may be modified or expanded, subject to buyer plans and applicable approvals. Past additions were completed decades ago and not by the current owner. Vacant since August 2025, the property is ready for its next chapter. For those with vision, resources, and creativity, this location provides a strong foundation for a rewarding transformation. Sold as-is. Serious inquiries only. Schedule your showing today!

17. 2026-03-30
    status Pending 1137-char remark

    Show marketing remark (1137 chars)

    Downtown Woodbine Fixer with Prime Location & Redevelopment PotentialLocated in the heart of downtown Woodbine and within 2 miles of Interstate 95 Interchange, this property offers a rare opportunity for buyers ready to roll up their sleeves and unlock its full potential. Featuring both front and rear porches and situated on a generously sized lot, the home enjoys a highly desirable, walkable location close to town amenities. This property will require repairs and renovations and is being offered as an opportunity for those seeking a project, whether for investment, renovation, or personal use. With thoughtful renovation, the existing layout could be reimagined, and the current bedroom and bathroom configuration may be modified or expanded, subject to buyer plans and applicable approvals. Past additions were completed decades ago and not by the current owner. Vacant since August 2025, the property is ready for its next chapter. For those with vision, resources, and creativity, this location provides a strong foundation for a rewarding transformation. Sold as-is. Serious inquiries only. Schedule your showing today!

18. 2026-03-13
    price $119,000 1137-char remark

    Show marketing remark (1137 chars)

    Downtown Woodbine Fixer with Prime Location & Redevelopment PotentialLocated in the heart of downtown Woodbine and within 2 miles of Interstate 95 Interchange, this property offers a rare opportunity for buyers ready to roll up their sleeves and unlock its full potential. Featuring both front and rear porches and situated on a generously sized lot, the home enjoys a highly desirable, walkable location close to town amenities. This property will require repairs and renovations and is being offered as an opportunity for those seeking a project, whether for investment, renovation, or personal use. With thoughtful renovation, the existing layout could be reimagined, and the current bedroom and bathroom configuration may be modified or expanded, subject to buyer plans and applicable approvals. Past additions were completed decades ago and not by the current owner. Vacant since August 2025, the property is ready for its next chapter. For those with vision, resources, and creativity, this location provides a strong foundation for a rewarding transformation. Sold as-is. Serious inquiries only. Schedule your showing today!

19. 2026-02-03
    listed $122,500 Active 1137-char remark

    Show marketing remark (1137 chars)

    Downtown Woodbine Fixer with Prime Location & Redevelopment PotentialLocated in the heart of downtown Woodbine and within 2 miles of Interstate 95 Interchange, this property offers a rare opportunity for buyers ready to roll up their sleeves and unlock its full potential. Featuring both front and rear porches and situated on a generously sized lot, the home enjoys a highly desirable, walkable location close to town amenities. This property will require repairs and renovations and is being offered as an opportunity for those seeking a project, whether for investment, renovation, or personal use. With thoughtful renovation, the existing layout could be reimagined, and the current bedroom and bathroom configuration may be modified or expanded, subject to buyer plans and applicable approvals. Past additions were completed decades ago and not by the current owner. Vacant since August 2025, the property is ready for its next chapter. For those with vision, resources, and creativity, this location provides a strong foundation for a rewarding transformation. Sold as-is. Serious inquiries only. Schedule your showing today!

20. 2025-10-08
    price $124,900
21. 2025-08-07
    price $129,900
22. 2025-03-20
    price $139,900
23. 2022-10-28
    historical
24. 2022-10-06
    historical
25. 2022-05-28
    price $149,000
26. 2022-05-20
    price $189,000
27. 2022-05-06
    listed $199,000 New
28. 2022-05-06
    listed $149,000
29. 2014-12-12
    historical
30. 2014-09-04
    listed $49,900

ⓘ 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: $1,596 · $133/mo
• Projected year-2 tax: $1,596 · $133/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,338
• − Mortgage interest: −$6,442
• − Property taxes: −$1,596
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$3,345
• Taxable income: $6,008
• Est. tax owed @ 24.0%: −$1,442
• After-tax cash flow: $6,000/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: Camden County
• NCES district ID: 1300780
• Math proficiency: 56% ▼ -3.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $51,668
• Composite: 47.1/100
• National rank: #2331
• State rank: #9 of 174 in GA

Livability — Woodbine

• Score: 69/100
• State rank: #107
• US rank: #8282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbine, GA
• Population (ZIP): 4,998

Population outlook (Camden County) Hauer SSP2

• Today (2025): 54,358 people
• By 2030: 54,841 · +0.9%
• By 2040: 54,295 · -0.1%
• By 2050: 51,529 · -5.2%
• By 2075: 42,990 · -20.9%
• By 2100: 33,094 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 28% Two or more races 3%
• Common ancestry: Slovak 3% Lithuanian 1% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+35.7) · D 31.9% · R 67.5%
• 2008→2024 swing: -12.1pp toward R · 2008: -23.5pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+30.7 2016: R+33.9 2012: R+27.7 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.51%
• Current HPI: 326.5284
• 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

+138.5% since first listed

15 events — show timeline

• 2026-05-05 Relisted — GIAR
• 2026-03-30 Pending — GIAR
• 2026-03-13 Price Changed $119,000 GIAR
• 2026-02-03 Listed $122,500 GIAR
• 2025-10-08 Price Changed $124,900 GIAR
• 2025-08-07 Price Changed $129,900 GIAR
• 2025-03-20 Price Changed $139,900 GIAR
• 2022-10-28 Listing Removed — GAMLS
• 2022-10-06 Listing Removed — GIAR
• 2022-05-28 Price Changed $149,000 GAMLS
• 2022-05-20 Price Changed $189,000 GAMLS
• 2022-05-06 Listed $149,000 GIAR
• 2022-05-06 Listed $199,000 GAMLS
• 2014-12-12 Listing Removed — GIAR
• 2014-09-04 Listed $49,900 GIAR

Property tax history

+4.1%/yr

Latest (2025): $1,596 · -0.6% YoY. Source: county tax records.