507 S Poplar St · Adel, GA 31620

$87,900

2 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 153 Days on market

Built 1900 0.30 ac lot $65/sqft · 29% below area Est $123k · 29% under

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Why this score? — see what drove the B 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2BR, 1BA home offers a cozy feel with numerous recent updates throughout! The home features new flooring in every room, including wood flooring in the living room and dining room and new carpet in both bedrooms! The kitchen has been refreshed with updates, new vinyl flooring, and fresh paint. The bathroom has been completely updated and features brand-new tile flooring, which continues into the laundry room for a clean, modern look. A large screened-in front porch adds valuable living space and is perfect for relaxing or entertaining! The property also includes a large, practically new, wired shed, offering excellent additional storage or workspace. Located minutes from downtown Adel, this move-in ready home is well worth seeing in person to fully appreciate the updates and comfort it offers!!

Key facts

• Wood flooring
• New carpet
• New flooring

Tags

• NEW FLOORING
• WOOD FLOORING
• NEW CARPET
• REFRESHED KITCHEN
• UPDATED BATHROOM
• BRAND NEW TILE FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.4% in Adel — 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 (#105 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime C-, schools F, amenities F.
• Cook County (rural): math 29% / reading 27% proficiency, ranked #111 of 174 in GA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 55 active listings in the ZIP; 47 units permitted in Cook County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cook County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.31% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.61%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $123,171
• List price: $87,900
• Delta: -28.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 W Seventh St	0.40mi	3/1.0 (+1)	1,248 (-8%)	1mo	$28,000	$22	63
317 Brookside Dr	0.68mi	2/2.0	1,350 (0%)	3mo	$194,900	$144	62
503 W 9th St	0.11mi	3/1.0 (+1)	1,221 (-10%)	16mo	$23,000	$19	60
301 Honeysuckle Way	0.69mi	3/2.0 (+1)	1,327 (-2%)	2mo	$227,000	$171	54
615 S Forrest Ave	0.61mi	3/2.0 (+1)	1,346 (-0%)	19mo	$165,000	$123	46
804 Forrest Ave	0.64mi	3/2.0 (+1)	1,476 (+9%)	3mo	$214,900	$146	43
111 Brookside Dr	0.74mi	3/2.0 (+1)	1,452 (+8%)	2mo	$199,500	$137	42
505 S Laurel	0.56mi	3/1.0 (+1)	1,246 (-8%)	23mo	$143,900	$115	37
818 Gordon Ave Ave S	0.51mi	3/1.0 (+1)	1,211 (-10%)	20mo	$79,900	$66	37
215 N Cleveland Ave	0.70mi	3/2.0 (+1)	1,461 (+8%)	15mo	$124,900	$85	32
200 N Devane Unit --	0.65mi	2/1.0	1,208 (-10%)	24mo	$40,000	$33	32
406 Honeysuckle Way	0.72mi	3/2.0 (+1)	1,534 (+14%)	14mo	$235,000	$153	23

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $6,162
• Equity at exit: $13,106

10-year hold

• IRR: 15.8%
• Equity multiple: 2.29×
• Total profit: $31,664
• Equity at exit: $7,600

Cash invested: $24,612 (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 31620

• Home prices YoY: -15.1%
• Active inventory: 55
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $320

Break-even live

Break-even rent $750

Max offer price $87,900

Occupancy floor 67%

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $87,900 Active 153 DOM
2. 2026-06-18
   days on market $87,900 Active 152 DOM
3. 2026-06-17
   days on market $87,900 Active 151 DOM
4. 2026-06-16
   days on market $87,900 Active 150 DOM
5. 2026-06-15
   days on market $87,900 Active 149 DOM
6. 2026-06-14
   days on market $87,900 Active 147 DOM
7. 2026-06-12
   days on market $87,900 Active 146 DOM
8. 2026-06-09
   days on market $87,900 Active 143 DOM
9. 2026-06-08
   days on market $87,900 Active 142 DOM
10. 2026-06-07
    days on market $87,900 Active 141 DOM
11. 2026-06-05
    days on market $87,900 Active 139 DOM
12. 2026-06-03
    days on market $87,900 Active 137 DOM
13. 2026-06-02
    days on market $87,900 Active 136 DOM
14. 2026-06-01
    days on market $87,900 Active 135 DOM
15. 2026-05-31
    days on market $87,900 Active 134 DOM
16. 2026-05-30
    days on market $87,900 Active 133 DOM
17. 2026-03-06
    price $87,900 818-char remark

    Show marketing remark (818 chars)

    This charming 2BR, 1BA home offers a cozy feel with numerous recent updates throughout! The home features new flooring in every room, including wood flooring in the living room and dining room and new carpet in both bedrooms! The kitchen has been refreshed with updates, new vinyl flooring, and fresh paint. The bathroom has been completely updated and features brand-new tile flooring, which continues into the laundry room for a clean, modern look. A large screened-in front porch adds valuable living space and is perfect for relaxing or entertaining! The property also includes a large, practically new, wired shed, offering excellent additional storage or workspace. Located minutes from downtown Adel, this move-in ready home is well worth seeing in person to fully appreciate the updates and comfort it offers!!

18. 2026-03-06
    price $87,900 818-char remark

    Show marketing remark (818 chars)

    This charming 2BR, 1BA home offers a cozy feel with numerous recent updates throughout! The home features new flooring in every room, including wood flooring in the living room and dining room and new carpet in both bedrooms! The kitchen has been refreshed with updates, new vinyl flooring, and fresh paint. The bathroom has been completely updated and features brand-new tile flooring, which continues into the laundry room for a clean, modern look. A large screened-in front porch adds valuable living space and is perfect for relaxing or entertaining! The property also includes a large, practically new, wired shed, offering excellent additional storage or workspace. Located minutes from downtown Adel, this move-in ready home is well worth seeing in person to fully appreciate the updates and comfort it offers!!

19. 2026-02-19
    price $90,500 818-char remark

    Show marketing remark (818 chars)

    This charming 2BR, 1BA home offers a cozy feel with numerous recent updates throughout! The home features new flooring in every room, including wood flooring in the living room and dining room and new carpet in both bedrooms! The kitchen has been refreshed with updates, new vinyl flooring, and fresh paint. The bathroom has been completely updated and features brand-new tile flooring, which continues into the laundry room for a clean, modern look. A large screened-in front porch adds valuable living space and is perfect for relaxing or entertaining! The property also includes a large, practically new, wired shed, offering excellent additional storage or workspace. Located minutes from downtown Adel, this move-in ready home is well worth seeing in person to fully appreciate the updates and comfort it offers!!

20. 2026-02-19
    price $90,500 818-char remark

    Show marketing remark (818 chars)

    This charming 2BR, 1BA home offers a cozy feel with numerous recent updates throughout! The home features new flooring in every room, including wood flooring in the living room and dining room and new carpet in both bedrooms! The kitchen has been refreshed with updates, new vinyl flooring, and fresh paint. The bathroom has been completely updated and features brand-new tile flooring, which continues into the laundry room for a clean, modern look. A large screened-in front porch adds valuable living space and is perfect for relaxing or entertaining! The property also includes a large, practically new, wired shed, offering excellent additional storage or workspace. Located minutes from downtown Adel, this move-in ready home is well worth seeing in person to fully appreciate the updates and comfort it offers!!

21. 2026-02-13
    price $92,900 818-char remark

    Show marketing remark (818 chars)

    This charming 2BR, 1BA home offers a cozy feel with numerous recent updates throughout! The home features new flooring in every room, including wood flooring in the living room and dining room and new carpet in both bedrooms! The kitchen has been refreshed with updates, new vinyl flooring, and fresh paint. The bathroom has been completely updated and features brand-new tile flooring, which continues into the laundry room for a clean, modern look. A large screened-in front porch adds valuable living space and is perfect for relaxing or entertaining! The property also includes a large, practically new, wired shed, offering excellent additional storage or workspace. Located minutes from downtown Adel, this move-in ready home is well worth seeing in person to fully appreciate the updates and comfort it offers!!

22. 2026-02-13
    price $92,900 818-char remark

    Show marketing remark (818 chars)

    This charming 2BR, 1BA home offers a cozy feel with numerous recent updates throughout! The home features new flooring in every room, including wood flooring in the living room and dining room and new carpet in both bedrooms! The kitchen has been refreshed with updates, new vinyl flooring, and fresh paint. The bathroom has been completely updated and features brand-new tile flooring, which continues into the laundry room for a clean, modern look. A large screened-in front porch adds valuable living space and is perfect for relaxing or entertaining! The property also includes a large, practically new, wired shed, offering excellent additional storage or workspace. Located minutes from downtown Adel, this move-in ready home is well worth seeing in person to fully appreciate the updates and comfort it offers!!

23. 2026-01-17
    listed $94,900 Active 818-char remark

    Show marketing remark (818 chars)

    This charming 2BR, 1BA home offers a cozy feel with numerous recent updates throughout! The home features new flooring in every room, including wood flooring in the living room and dining room and new carpet in both bedrooms! The kitchen has been refreshed with updates, new vinyl flooring, and fresh paint. The bathroom has been completely updated and features brand-new tile flooring, which continues into the laundry room for a clean, modern look. A large screened-in front porch adds valuable living space and is perfect for relaxing or entertaining! The property also includes a large, practically new, wired shed, offering excellent additional storage or workspace. Located minutes from downtown Adel, this move-in ready home is well worth seeing in person to fully appreciate the updates and comfort it offers!!

24. 2026-01-15
    listed $94,900 New 818-char remark

    Show marketing remark (818 chars)

    This charming 2BR, 1BA home offers a cozy feel with numerous recent updates throughout! The home features new flooring in every room, including wood flooring in the living room and dining room and new carpet in both bedrooms! The kitchen has been refreshed with updates, new vinyl flooring, and fresh paint. The bathroom has been completely updated and features brand-new tile flooring, which continues into the laundry room for a clean, modern look. A large screened-in front porch adds valuable living space and is perfect for relaxing or entertaining! The property also includes a large, practically new, wired shed, offering excellent additional storage or workspace. Located minutes from downtown Adel, this move-in ready home is well worth seeing in person to fully appreciate the updates and comfort it offers!!

25. 2025-12-18
    historical
26. 2025-11-12
    price $87,500
27. 2025-11-12
    price $87,500
28. 2025-08-15
    price $88,000
29. 2025-08-15
    price $88,000
30. 2025-07-15
    price $88,500
31. 2025-07-15
    price $88,500
32. 2025-07-11
    price $88,700
33. 2025-07-10
    price $88,700
34. 2025-06-18
    listed $89,000 New
35. 2025-06-04
    price $89,000
36. 2025-05-30
    price $89,500
37. 2025-05-02
    price $90,000
38. 2025-03-31
    price $92,000
39. 2025-02-13
    price $96,000
40. 2025-01-22
    price $98,650
41. 2023-07-25
    soldstatus $65,000
42. 2023-07-14
    soldstatus $65,000 Closed
43. 2023-07-05
    status Pending
44. 2023-06-26
    price $79,000
45. 2023-06-08
    price $79,900
46. 2023-05-09
    price $84,900
47. 2023-04-16
    listed $89,900 Active
48. 2023-02-23
    soldstatus $45,500
49. 2023-02-22
    soldstatus $45,500 Closed
50. 2023-02-10
    historical

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,138 · $95/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,864
• − Mortgage interest: −$4,924
• − Property taxes: −$1,138
• − Insurance: −$440
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,557
• Taxable income: $2,587
• Est. tax owed @ 24.0%: −$621
• After-tax cash flow: $3,222/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: Cook County
• NCES district ID: 1301470
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $35,135
• Composite: 23.14/100
• National rank: #7951
• State rank: #111 of 174 in GA

Livability — Adel

• Score: 69/100
• State rank: #105
• US rank: #8186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adel, GA
• City population: 11,199
• Population (ZIP): 11,199

Population outlook (Cook County) Hauer SSP2

• Today (2025): 16,984 people
• By 2030: 16,800 · -1.1%
• By 2040: 16,343 · -3.8%
• By 2050: 15,696 · -7.6%
• By 2075: 13,451 · -20.8%
• By 2100: 10,357 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 25% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Slovak 4% Serbian 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Cook

• 2024 margin: Solid R (+46.5) · D 26.6% · R 73.0%
• 2008→2024 swing: -17.5pp toward R · 2008: -28.9pp · 2024: -46.5pp
• All cycles: 2024: R+46.5 2020: R+40.4 2016: R+40.1 2012: R+31.4 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.58%
• Current HPI: 222.35
• 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

+67.4% since first listed

35 events — show timeline

• 2026-03-06 Price Changed $87,900 SGMLS
• 2026-03-06 Price Changed $87,900 GAMLS
• 2026-02-19 Price Changed $90,500 SGMLS
• 2026-02-19 Price Changed $90,500 GAMLS
• 2026-02-13 Price Changed $92,900 SGMLS
• 2026-02-13 Price Changed $92,900 GAMLS
• 2026-01-17 Listed $94,900 SGMLS
• 2026-01-15 Listed $94,900 GAMLS
• 2025-12-18 Listing Removed — GAMLS
• 2025-11-12 Price Changed $87,500 SGMLS
• 2025-11-12 Price Changed $87,500 GAMLS
• 2025-08-15 Price Changed $88,000 SGMLS
• 2025-08-15 Price Changed $88,000 GAMLS
• 2025-07-15 Price Changed $88,500 SGMLS
• 2025-07-15 Price Changed $88,500 GAMLS
• 2025-07-11 Price Changed $88,700 GAMLS
• 2025-07-10 Price Changed $88,700 SGMLS
• 2025-06-18 Listed $89,000 GAMLS
• 2025-06-04 Price Changed $89,000 SGMLS
• 2025-05-30 Price Changed $89,500 SGMLS
• 2025-05-02 Price Changed $90,000 SGMLS
• 2025-03-31 Price Changed $92,000 SGMLS
• 2025-02-13 Price Changed $96,000 SGMLS
• 2025-01-22 Price Changed $98,650 SGMLS
• 2023-07-25 Sold (Public Records) $65,000 Public Records
• 2023-07-14 Sold (MLS) $65,000 SGMLS
• 2023-07-05 Pending — SGMLS
• 2023-06-26 Price Changed $79,000 SGMLS
• 2023-06-08 Price Changed $79,900 SGMLS
• 2023-05-09 Price Changed $84,900 SGMLS
• 2023-04-16 Listed $89,900 SGMLS
• 2023-02-23 Sold (Public Records) $45,500 Public Records
• 2023-02-22 Sold (MLS) $45,500 SGMLS
• 2023-02-10 Delisted — SGMLS
• 2023-01-26 Listed $52,500 SGMLS

Property tax history

+13.6%/yr

Latest (2025): $1,138 · +22.0% YoY. Source: county tax records.