126 N Tallahassee St · Hazlehurst, GA 31539

$155,000

3 bd · 1.5 ba · 1,664 sqft · SingleFamily public records · 3 Days on market

Built 1952 1.43 ac lot Est $148k · at est.

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +9.2/30.0
• ARV discount +5.4/15.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• DSCR +2.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

(Imported from ABBR ListingId 19468) This home is a great opportunity for anyone seeking to put a little sweat equity into a property and give it their own decorative touch. It would also be ideal for an investor looking to improve and resale. It features

Key facts

• Remodeled adu
• 1.43 acres
• 1.43 acre lot

Tags

• REMODELED ADU
• 1.43 ACRES

Property features AI

Finance

• Other: Listing terms: Cash or Conventional
• HOA & community: No HOA

Exterior

• Parking: Off-street parking with a parking pad; More than one parking space per unit; Open parking available
• Utilities: Public water; Public sewer; High-speed internet available; Phone service available
• Home design: Single-family residence (house); Resale property
• Construction: Built in 1952; Composition roof; Pillar/post/pier foundation
• Exterior features: Vinyl siding; Lot listed as approximately 1.43 acres; Lot features described as 'Other'

Interior

• Kitchen: Pantry; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: One-level home; Public records list 1,644 above-grade finished living area; Living room fireplace
• Laundry & utility: No dedicated laundry features listed; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (23.8% below list).
• Recommended offer: $118k (23.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#304 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Jeff Davis County (town): math 37% / reading 27% proficiency, ranked #88 of 174 in GA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jeff Davis Primary School (913 students, 79% FRL); Jeff Davis Middle School (math 38% / reading 32%, grade F, #191 of 470 statewide, top 41%, 675 students, 79% FRL); Jeff Davis High School (math 32% / reading 17%, grade F, #184 of 424 statewide, top 48%, 833 students, 58% FRL).
• Market conditions: 51 active listings in the ZIP; 10 units permitted in Jeff Davis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Jeff Davis County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $83k; list at $155k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 95% 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 $118,041 (23.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.22%
• DSCR: 0.86
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $148,096
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Jarman St	0.48mi	3/2.0	1,678 (+1%)	12mo	$235,000	$140	64
36 N Cromartie St	0.56mi	2/2.0 (-1)	1,677 (+1%)	3mo	$126,000	$75	63
10 W First Ave	0.47mi	3/2.0	1,538 (-8%)	4mo	$137,500	$89	60
39 N Tallahassee St	0.48mi	4/1.0 (+1)	1,736 (+4%)	5mo	$95,000	$55	59
49 N Gill St	0.56mi	3/2.0	1,551 (-7%)	2mo	$145,000	$93	58
14 W Plum St	0.14mi	2/1.0 (-1)	1,464 (-12%)	12mo	$45,000	$31	56
9 Kersey St	0.74mi	3/2.0	1,802 (+8%)	7mo	$125,000	$69	44
27 Park Ave	0.69mi	3/2.0	1,872 (+12%)	2mo	$195,000	$104	43
—	0.70mi	3/2.0	1,800 (+8%)	18mo	$844,685	$469	37
12 Park Ave	0.62mi	3/2.0	1,500 (-10%)	23mo	$190,000	$127	34
150 N Gill St	0.70mi	3/1.5	1,850 (+11%)	23mo	$90,000	$49	29

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: 22.0%
• Equity multiple: 2.77×
• Total profit: $77,004
• Equity at exit: $139,636

10-year hold

• IRR: 19.8%
• Equity multiple: 6.36×
• Total profit: $232,605
• Equity at exit: $301,131

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 31539

• Home prices YoY: 4.7%
• Active inventory: 51
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$172 /mo · $2,059/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-116

Break-even live

Break-even rent $1,328

Max offer price $134,427

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-73	+0% $-116	+5% $-160	+10% $-204
Rent	-10% $-210	-5% $-163	+0% $-116	+5% $-70	+10% $-23
Rate	-1.0pp $-38	-0.5pp $-77	base $-116	+0.5pp $-157	+1.0pp $-197

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 4 events

1. 2026-06-21
   days on market $155,000 Coming Soon 3 DOM
2. 2026-06-21
   days on market $155,000 Coming Soon 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $155,000 Coming Soon 1 DOM

ⓘ 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: $2,059 · $172/mo
• Projected year-2 tax: $2,059 · $172/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 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,165
• − Mortgage interest: −$8,682
• − Property taxes: −$2,059
• − Insurance: −$775
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$4,509
• Taxable loss: −$4,127
• Est. tax savings @ 24.0%: +$990
• After-tax cash flow: $-407/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: Jeff Davis County
• NCES district ID: 1303000
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $35,039
• Composite: 26.48/100
• National rank: #7210
• State rank: #88 of 174 in GA

Livability — Hazlehurst

• Score: 62/100
• State rank: #304
• US rank: #16301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazlehurst, GA
• Population (ZIP): 14,117

Population outlook (Jeff Davis County) Hauer SSP2

• Today (2025): 14,544 people
• By 2030: 14,298 · -1.7%
• By 2040: 13,871 · -4.6%
• By 2050: 13,488 · -7.3%
• By 2075: 12,622 · -13.2%
• By 2100: 12,020 · -17.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 14% Hispanic / Latino 14% Two or more races 12%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1% Cuban 3%
• Common ancestry: Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Jeff Davis

• 2024 margin: Solid R (+68.3) · D 15.7% · R 84.0%
• 2008→2024 swing: -20.7pp toward R · 2008: -47.6pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+63.5 2016: R+62.9 2012: R+51.1 2008: R+47.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.92%
• Current HPI: 245.3619
• 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

+124.6% since first listed

4 events — show timeline

• 2026-06-18 Coming Soon $155,000 GAMLS
• 2022-05-03 Sold (Public Records) $83,000 Public Records
• 2022-04-13 Sold (MLS) $83,000 GAMLS
• 2021-12-17 Listed $69,000 GAMLS

Property tax history

+6.5%/yr

Latest (2025): $2,059 · +6.3% YoY. Source: county tax records.