5533 Russell Ave · Eastman, GA 31023

$130,000

3 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 102 Days on market

Built 1965 0.43 ac lot $94/sqft · 12% above area Est $116k · 12% over

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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 +29.4/30.0
• DSCR +10.0/10.0
• Appreciation +9.4/10.0
• 1% rule +7.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Schools +1.8/10.0

Listing remarks MLS

This 3 bedroom, 2 bath home is ready for you. Enter through the side door and you will find an inside laundry room. The first bathroom is on the left, the first bedroom is on the right.The kitchen is next, plenty of cabinet space and a long counter top, pull up your stool and eat from the bar. Next there is a beautiful dining room with a door leading to the outside deck.The family/living room is across from the dining room. It has a fireplace to enjoy while you pull up a recliner and relax. Down the hall is a large bathroom to the left with 2 other bedrooms at the rear of the home. The floors have hardwood, carpet and vinyl. With some TLC this could be your forever home. Security cameras are available. Large garage cover to the left of the house, it is waiting for your car. Come see this house today.

Key facts

• 0.43 acre lot
• Built 1965
• Listed 101 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 6.3% in Eastman — 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 61/100 on livability (#333 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Dodge County (rural): math 18% / reading 26% proficiency, ranked #139 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Dodge Elementary School (math 20% / reading 25%, grade F, #803 of 1,228 statewide, top 66%, 675 students, 91% FRL); Dodge County Middle School (math 18% / reading 27%, grade F, #327 of 470 statewide, top 70%, 628 students, 68% FRL); Dodge County High School (math 2% / reading 27%, grade F, #297 of 424 statewide, top 74%, 834 students, 68% FRL).
• Market conditions: 73 active listings in the ZIP; 13 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($899 loan paydown + $11k appreciation (8.8% local appreciation)).
• Dodge County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $36k 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 102 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $51k; list at $130k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 1965 — 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: 1.22% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.20%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (median comp): $116,164
• List price: $130,000
• Delta: 11.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Page St	0.39mi	3/2.0	1,366 (-1%)	5mo	$125,000	$92	72
5717 Russell Ave	0.19mi	4/2.0 (+1)	1,348 (-2%)	11mo	$144,650	$107	69
5334 3rd Ave	0.36mi	2/1.0 (-1)	1,376 (-0%)	15mo	$40,659	$30	65
5597 Dodge Ave	0.30mi	3/2.0	1,371 (-1%)	19mo	$192,000	$140	65
502 Karen Dr	0.18mi	3/2.0	1,225 (-11%)	8mo	$175,000	$143	62
5508 Forest Ave	0.12mi	2/1.0 (-1)	1,584 (+15%)	11mo	$55,000	$35	56
139 Magnolia St	0.72mi	3/2.0	1,400 (+1%)	7mo	$168,000	$120	54
301 Griffin Ave	0.57mi	3/2.0	1,527 (+11%)	16mo	$155,000	$102	38

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

Projected returns pro-forma

8.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 3.46×
• Total profit: $89,554
• Equity at exit: $105,868

10-year hold

• IRR: 29.2%
• Equity multiple: 7.55×
• Total profit: $238,548
• Equity at exit: $217,310

Cash invested: $36,400 (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 31023

• Home prices YoY: 4.2%
• Active inventory: 73
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,591 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $461

Break-even live

Break-even rent $1,008

Max offer price $130,000

Occupancy floor 66%

Sensitivity live

Price	-10% $535	-5% $498	+0% $461	+5% $424	+10% $387
Rent	-10% $335	-5% $398	+0% $461	+5% $524	+10% $587
Rate	-1.0pp $526	-0.5pp $494	base $461	+0.5pp $427	+1.0pp $393

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $130,000 Active 102 DOM
2. 2026-06-21
   days on market $130,000 Active 101 DOM
3. 2026-06-18
   days on market $130,000 Active 99 DOM
4. 2026-06-17
   days on market $130,000 Active 98 DOM
5. 2026-06-16
   days on market $130,000 Active 97 DOM
6. 2026-06-15
   days on market $130,000 Active 96 DOM
7. 2026-06-13
   days on market $130,000 Active 94 DOM
8. 2026-06-12
   days on market $130,000 Active 93 DOM
9. 2026-06-09
   days on market $130,000 Active 90 DOM
10. 2026-06-08
    days on market $130,000 Active 89 DOM
11. 2026-06-07
    days on market $130,000 Active 88 DOM
12. 2026-06-07
    days on market $130,000 Active 87 DOM
13. 2026-06-04
    days on market $130,000 Active 84 DOM
14. 2026-06-02
    days on market $130,000 Active 83 DOM
15. 2026-06-01
    days on market $130,000 Active 82 DOM
16. 2026-05-31
    days on market $130,000 Active 81 DOM
17. 2026-05-31
    days on market $130,000 Active 80 DOM
18. 2026-03-07
    listed $130,000 New 811-char remark

    Show marketing remark (811 chars)

    This 3 bedroom, 2 bath home is ready for you. Enter through the side door and you will find an inside laundry room. The first bathroom is on the left, the first bedroom is on the right.The kitchen is next, plenty of cabinet space and a long counter top, pull up your stool and eat from the bar. Next there is a beautiful dining room with a door leading to the outside deck.The family/living room is across from the dining room. It has a fireplace to enjoy while you pull up a recliner and relax. Down the hall is a large bathroom to the left with 2 other bedrooms at the rear of the home. The floors have hardwood, carpet and vinyl. With some TLC this could be your forever home. Security cameras are available. Large garage cover to the left of the house, it is waiting for your car. Come see this house today.

19. 2025-12-15
    historical
20. 2025-10-08
    price $115,000
21. 2025-09-08
    price $117,000
22. 2025-07-23
    historical
23. 2025-07-16
    status Price Change
24. 2025-07-16
    price $147,000
25. 2025-07-15
    historical
26. 2025-02-13
    price $149,900
27. 2025-01-09
    historical
28. 2024-11-13
    price $157,900
29. 2024-07-09
    listed $120,000 New
30. 2024-07-09
    listed $155,000 New
31. 2024-07-09
    listed $159,000 New
32. 2011-03-11
    soldstatus $50,900

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$473/yr (+$39/mo · 65.5%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,096
• − Mortgage interest: −$7,282
• − Property taxes: −$723
• − Insurance: −$650
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$3,782
• Taxable income: $3,604
• Est. tax owed @ 24.0%: −$865
• After-tax cash flow: $4,667/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: Dodge County
• NCES district ID: 1301770
• Math proficiency: 18% ▼ -21.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $34,856
• Composite: 18.1/100
• National rank: #8971
• State rank: #139 of 174 in GA

Livability — Eastman

• Score: 61/100
• State rank: #333
• US rank: #17509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastman, GA
• Population (ZIP): 14,257

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 19,669 people
• By 2030: 18,784 · -4.5%
• By 2040: 16,878 · -14.2%
• By 2050: 14,837 · -24.6%
• By 2075: 9,804 · -50.2%
• By 2100: 5,885 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 25% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+49.9) · D 24.9% · R 74.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -35.9pp · 2024: -49.9pp
• All cycles: 2024: R+49.9 2020: R+45.5 2016: R+45.5 2012: R+35.9 2008: R+35.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.79%
• Current HPI: 216.6501
• 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

+155.4% since first listed

15 events — show timeline

• 2026-03-07 Listed $130,000 GAMLS
• 2025-12-15 Listing Removed — GAMLS
• 2025-10-08 Price Changed $115,000 GAMLS
• 2025-09-08 Price Changed $117,000 GAMLS
• 2025-07-23 Listing Removed — GAMLS
• 2025-07-16 Relisted — GAMLS
• 2025-07-16 Price Changed $147,000 GAMLS
• 2025-07-15 Listing Removed — GAMLS
• 2025-02-13 Price Changed $149,900 GAMLS
• 2025-01-09 Listing Removed — GAMLS
• 2024-11-13 Price Changed $157,900 GAMLS
• 2024-07-09 Listed $159,000 GAMLS
• 2024-07-09 Listed $155,000 GAMLS
• 2024-07-09 Listed $120,000 GAMLS
• 2011-03-11 Sold (Public Records) $50,900 Public Records

Property tax history

+1.7%/yr

Latest (2025): $723 · +11.9% YoY. Source: county tax records.