312 E 14th Ave · Cordele, GA 31015

$39,900

3 bd · 3.0 ba · 2,571 sqft · SingleFamily public records · 122 Days on market

Built 1950 8,712 sqft lot $16/sqft · 63% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large home with so much potential! This family home features 2,571 sq ft of living space, a large porch, carport and has so much character! Repairs are needed and home is priced low and sold AS IS! Call today for your private tour!

Key facts

• 8,712 sq ft lot
• 2 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.4% vs local median 4.1% in Cordele — 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 53/100 on livability (#556 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Crisp County (rural): math 20% / reading 21% proficiency, ranked #143 of 174 in GA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 173 active listings in the ZIP; 21 units permitted in Crisp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Crisp County population projected at -22% 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1950 — 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.48% ✓
• Cap rate: 30.40%
• Cash-on-cash: 86.08%
• DSCR: 4.83
• GRM: 2.4

CMA / ARV

• ARV (median comp): $107,098
• List price: $39,900
• Delta: -62.74%
• 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
402 E 17th Ave	0.23mi	3/2.0	2,640 (+3%)	4mo	$85,000	$32	77
515 E 18th Ave	0.33mi	3/1.0	2,244 (-13%)	17mo	$149,900	$67	41
718 E 19th Ave	0.56mi	3/3.0	2,889 (+12%)	23mo	$249,000	$86	34

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: 50.6%
• Equity multiple: 3.22×
• Total profit: $24,819
• Equity at exit: $5,949

10-year hold

• IRR: 56.1%
• Equity multiple: 6.60×
• Total profit: $62,519
• Equity at exit: $3,450

Cash invested: $11,172 (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 31015

• Home prices YoY: -24.1%
• Active inventory: 173
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$17
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $488

Break-even live

Break-even rent $769

Max offer price $39,900

Occupancy floor 60%

Sensitivity live

Price	-10% $510	-5% $499	+0% $488	+5% $476	+10% $465
Rent	-10% $378	-5% $433	+0% $488	+5% $542	+10% $597
Rate	-1.0pp $508	-0.5pp $498	base $488	+0.5pp $477	+1.0pp $467

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $39,900 Active 122 DOM
2. 2026-06-18
   days on market $39,900 Active 120 DOM
3. 2026-06-17
   days on market $39,900 Active 119 DOM
4. 2026-06-16
   days on market $39,900 Active 118 DOM
5. 2026-06-15
   days on market $39,900 Active 117 DOM
6. 2026-06-13
   days on market $39,900 Active 115 DOM
7. 2026-06-12
   days on market $39,900 Active 114 DOM
8. 2026-06-09
   days on market $39,900 Active 111 DOM
9. 2026-06-08
   days on market $39,900 Active 110 DOM
10. 2026-06-07
    days on market $39,900 Active 109 DOM
11. 2026-06-07
    days on market $39,900 Active 108 DOM
12. 2026-06-04
    days on market $39,900 Active 105 DOM
13. 2026-06-02
    days on market $39,900 Active 104 DOM
14. 2026-06-01
    days on market $39,900 Active 103 DOM
15. 2026-05-31
    days on market $39,900 Active 102 DOM
16. 2026-05-31
    days on market $39,900 Active 101 DOM
17. 2026-04-22
    price $39,900 238-char remark

    Show marketing remark (238 chars)

    Large home with so much potential! This family home features 2,571 sq ft of living space, a large porch, carport and has so much character! Repairs are needed and home is priced low and sold AS IS! Call today for your private tour!

18. 2026-04-22
    status Active 238-char remark

    Show marketing remark (238 chars)

    Large home with so much potential! This family home features 2,571 sq ft of living space, a large porch, carport and has so much character! Repairs are needed and home is priced low and sold AS IS! Call today for your private tour!

19. 2025-06-13
    listed $49,900 Active 238-char remark

    Show marketing remark (238 chars)

    Large home with so much potential! This family home features 2,571 sq ft of living space, a large porch, carport and has so much character! Repairs are needed and home is priced low and sold AS IS! Call today for your private tour!

20. 2009-10-01
    soldstatus $38,000
21. 2006-11-01
    soldstatus $25,000

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $819 · $68/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 5/10 Major FEMA zone A · 47% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,641
• − Mortgage interest: −$2,235
• − Property taxes: −$819
• − Insurance: −$3,964
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$1,161
• Taxable income: $5,799
• Est. tax owed @ 24.0%: −$1,392
• After-tax cash flow: $4,460/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: Crisp County
• NCES district ID: 1301560
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 21% ▼ -7.00%
• Median HH income: $32,681
• Composite: 16.68/100
• National rank: #9168
• State rank: #143 of 174 in GA

Livability — Cordele

• Score: 53/100
• State rank: #556
• US rank: #24483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cordele, GA
• Population (ZIP): 18,615

Population outlook (Crisp County) Hauer SSP2

• Today (2025): 21,484 people
• By 2030: 20,594 · -4.1%
• By 2040: 18,691 · -13.0%
• By 2050: 16,769 · -21.9%
• By 2075: 12,329 · -42.6%
• By 2100: 8,591 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 48% White 47% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Crisp

• 2024 margin: Strong R (+25.9) · D 36.9% · R 62.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -17.7pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+24.9 2016: R+22.7 2012: R+13.8 2008: R+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.99%
• Current HPI: 182.3676
• 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

+59.6% since first listed

5 events — show timeline

• 2026-04-22 Price Changed $39,900 SWGABOR
• 2026-04-22 Relisted — SWGABOR
• 2025-06-13 Listed $49,900 SWGABOR
• 2009-10-01 Sold (Public Records) $38,000 Public Records
• 2006-11-01 Sold (Public Records) $25,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $819 · +9.2% YoY. Source: county tax records.