606 W Suwanee St · Fitzgerald, GA 31750

$89,900

3 bd · 1.0 ba · 1,399 sqft · SingleFamily public records · 224 Days on market

Built 1960 Est $151k · 40% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

Key facts

• New flooring
• New paint
• New counters

Tags

• NEW FLOORING
• NEW COUNTERS
• NEW PAINT
• UPDATED BATHROOMS
• NEW LIGHTING FIXTURES
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/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: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 5.0% in Fitzgerald — 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 55/100 on livability (#513 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, crime F, amenities F.
• Ben Hill County (rural): math 19% / reading 22% proficiency, ranked #145 of 174 in GA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ben Hill County Primary School (864 students, 89% FRL); Ben Hill County Middle School (math 15% / reading 24%, grade F, #356 of 470 statewide, top 78%, 687 students, 89% FRL); Fitzgerald High School School College And Career Academy (math 20% / reading 12%, grade F, #287 of 424 statewide, top 68%, 861 students, 65% FRL).
• Market conditions: 124 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Ben Hill 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.
• Ben Hill County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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 224 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts; this cycle's ask has dropped $55k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $90k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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 1960 — 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. 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?
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: 1.28% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.59%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $151,092
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 W Suwanee St	0.00mi	3/2.0	1,399 (0%)	1mo	$77,900	$56	95
609 W Pine St	0.37mi	3/2.0	1,414 (+1%)	1mo	$185,000	$131	76
137 Atlantic Ave	0.58mi	3/1.0	1,422 (+2%)	6mo	$170,000	$120	66
301 W Jessamine St	0.58mi	3/1.0	1,496 (+7%)	0mo	$160,000	$107	61
121 Brunswick Ave	0.34mi	2/2.0 (-1)	1,309 (-6%)	10mo	$122,000	$93	56
123 Blueberry Ln	0.65mi	3/1.0	1,479 (+6%)	6mo	$129,000	$87	55
321 W Magnolia St	0.49mi	3/2.0	1,290 (-8%)	10mo	$139,900	$108	52
110 S Longstreet St	0.37mi	3/2.0	1,560 (+12%)	13mo	$178,000	$114	49
106 Van Deman Dr	0.56mi	3/2.0	1,543 (+10%)	6mo	$205,000	$133	48
110 Braswell Way	0.72mi	3/2.0	1,348 (-4%)	12mo	$145,000	$108	46
502 W Magnolia St	0.49mi	3/2.0	1,246 (-11%)	13mo	$179,000	$144	44
416 W Orange St	0.72mi	3/2.0	1,585 (+13%)	10mo	$130,000	$82	32

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $7,582
• Equity at exit: $13,404

10-year hold

• IRR: 17.0%
• Equity multiple: 2.39×
• Total profit: $35,066
• Equity at exit: $7,773

Cash invested: $25,172 (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 31750

• Home prices YoY: -8.0%
• Active inventory: 124
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $348

Break-even live

Break-even rent $708

Max offer price $89,900

Occupancy floor 65%

Sensitivity live

Price	-10% $399	-5% $374	+0% $348	+5% $323	+10% $297
Rent	-10% $257	-5% $303	+0% $348	+5% $393	+10% $439
Rate	-1.0pp $393	-0.5pp $371	base $348	+0.5pp $325	+1.0pp $301

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Wilson Ave Fitzgerald, GA	2.0–3.0	1.5–2.0	1066	$1,149	$1.08	45d	4	0.96mi

Listing history 31 events

1. 2026-03-21
   status Pending 192-char remark

   Show marketing remark (192 chars)

   Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

2. 2026-03-19
   status Under Contract
3. 2026-02-25
   price $89,900 192-char remark

   Show marketing remark (192 chars)

   Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

4. 2026-02-25
   price $89,900

   Show marketing remark (192 chars)

   Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

5. 2026-01-23
   price $99,900 192-char remark

   Show marketing remark (192 chars)

   Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

6. 2026-01-23
   price $99,900

   Show marketing remark (192 chars)

   Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

7. 2025-11-27
   price $109,900 192-char remark

   Show marketing remark (192 chars)

   Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

8. 2025-11-26
   price $109,900
9. 2025-11-18
   price $119,900 192-char remark

   Show marketing remark (192 chars)

   Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

10. 2025-11-18
    price $119,900

    Show marketing remark (192 chars)

    Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

11. 2025-10-24
    status Active 192-char remark

    Show marketing remark (192 chars)

    Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

12. 2025-10-24
    price $124,900 192-char remark

    Show marketing remark (192 chars)

    Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

13. 2025-10-24
    price $124,900

    Show marketing remark (192 chars)

    Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

14. 2025-10-16
    status Active
15. 2025-10-11
    historical
16. 2025-10-04
    status Back On Market

    Show marketing remark (192 chars)

    Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

17. 2025-10-04
    status Active 192-char remark

    Show marketing remark (192 chars)

    Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

18. 2025-09-26
    status Pending 192-char remark

    Show marketing remark (192 chars)

    Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

19. 2025-09-25
    status Under Contract
20. 2025-09-12
    price $132,900 192-char remark

    Show marketing remark (192 chars)

    Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

21. 2025-09-12
    price $132,900

    Show marketing remark (192 chars)

    Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

22. 2025-08-11
    price $139,900 192-char remark

    Show marketing remark (192 chars)

    Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

23. 2025-08-11
    price $139,900

    Show marketing remark (192 chars)

    Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

24. 2025-07-10
    listed $144,900 Active 192-char remark

    Show marketing remark (192 chars)

    Don't miss this newly remodeled 3 bed 2 bath craftsman! This home is move in ready with new flooring, new counters, new paint in and out, updated bathrooms, new lighting fixtures and new roof!

25. 2025-06-12
    historical
26. 2025-06-06
    status Active
27. 2025-06-05
    listed $144,900 Active
28. 2025-06-04
    listed $144,900 New
29. 2025-06-04
    listed $144,900 New
30. 2024-07-24
    soldstatus $47,441
31. 2007-09-05
    soldstatus $41,600

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $827 · $69/mo
• Expected delta: +$218/yr (+$18/mo · 35.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $13,788
• − Mortgage interest: −$5,036
• − Property taxes: −$609
• − Insurance: −$450
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,615
• Taxable income: $2,873
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $3,488/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: Ben Hill County
• NCES district ID: 1300360
• Math proficiency: 19% ▼ -6.00%
• Reading proficiency: 22% ▼ -2.00%
• Median HH income: $30,617
• Composite: 16.47/100
• National rank: #9186
• State rank: #145 of 174 in GA

Livability — Fitzgerald

• Score: 55/100
• State rank: #513
• US rank: #23277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fitzgerald, GA
• Population (ZIP): 18,582

Population outlook (Ben Hill County) Hauer SSP2

• Today (2025): 16,426 people
• By 2030: 15,788 · -3.9%
• By 2040: 14,582 · -11.2%
• By 2050: 13,351 · -18.7%
• By 2075: 10,301 · -37.3%
• By 2100: 7,652 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Black 35% Hispanic / Latino 9% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Ben Hill

• 2024 margin: Solid R (+32.0) · D 33.8% · R 65.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -13.7pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+26.2 2016: R+27.6 2012: R+14.9 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.36%
• Current HPI: 200.1257
• 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

+116.1% since first listed

31 events — show timeline

• 2026-03-21 Pending — CABOR
• 2026-03-19 Pending — GAMLS
• 2026-02-25 Price Changed $89,900 CABOR
• 2026-02-25 Price Changed $89,900 GAMLS
• 2026-01-23 Price Changed $99,900 CABOR
• 2026-01-23 Price Changed $99,900 GAMLS
• 2025-11-27 Price Changed $109,900 CABOR
• 2025-11-26 Price Changed $109,900 GAMLS
• 2025-11-18 Price Changed $119,900 CABOR
• 2025-11-18 Price Changed $119,900 GAMLS
• 2025-10-24 Relisted — CABOR
• 2025-10-24 Price Changed $124,900 CABOR
• 2025-10-24 Price Changed $124,900 GAMLS
• 2025-10-16 Relisted — GAMLS
• 2025-10-11 Listing Removed — GAMLS
• 2025-10-04 Relisted — GAMLS
• 2025-10-04 Relisted — CABOR
• 2025-09-26 Pending — CABOR
• 2025-09-25 Pending — GAMLS
• 2025-09-12 Price Changed $132,900 CABOR
• 2025-09-12 Price Changed $132,900 GAMLS
• 2025-08-11 Price Changed $139,900 CABOR
• 2025-08-11 Price Changed $139,900 GAMLS
• 2025-07-10 Listed $144,900 CABOR
• 2025-06-12 Listing Removed — GAMLS
• 2025-06-06 Relisted — CABOR
• 2025-06-05 Listed $144,900 CABOR
• 2025-06-04 Listed $144,900 GAMLS
• 2025-06-04 Listed $144,900 GAMLS
• 2024-07-24 Sold (Public Records) $47,441 Public Records
• 2007-09-05 Sold (Public Records) $41,600 Public Records

Property tax history

+7.5%/yr

Latest (2025): $609 · +40.2% YoY. Source: county tax records.