4 E Washington St · Lakeland, GA 31635

$125,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 130 Days on market

Built 1955 2,613 sqft lot $112/sqft · 35% above area Est $93k · 35% over

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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).

• Cash flow +16.8/30.0
• Appreciation +7.2/10.0
• DSCR +5.2/10.0
• 1% rule +3.3/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Completed REMODLED! New Exterior Paint, Interior paint, New Roof, New LVP Flooring throughout the house, New Lighting and Ceiling Fans, New Windows. This block house has it all. The kitchen has NEW Stainless Steel Stove, Dishwasher, and Refrigerator. Beautiful grey backsplash and a Butcher Block Bar. Recess lighting throughout the house for a bright and welcoming home feeling. The Primary Bathroom has a new tub/ shower combo, a new cabinet/vanity sink with a mirror. The guest bathroom has a walk-in tile shower and a cabinet/ vanity combo. New windows throughout for energy efficiency. A small backyard with a partial fence. Make this Cosy Dream Home Yours.

Key facts

• New lighting
• New exterior paint
• New lvp flooring

Tags

• NEW EXTERIOR PAINT
• NEW ROOF
• NEW LVP FLOORING
• NEW LIGHTING
• NEW WINDOWS
• NEW STAINLESS STEEL STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $79 ($948/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (16.9% below list).
• Recommended offer: $104k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.7% in Lakeland — 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 60/100 on livability (#379 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: health & safety D, amenities F, commute F.
• Lanier County (rural): math 33% / reading 38% proficiency, ranked #67 of 174 in GA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lanier County Primary School (498 students, 86% FRL); Lanier County Middle School (math 27% / reading 41%, grade F, #201 of 470 statewide, top 44%, 413 students, 86% FRL); Lanier County High School (math 37% / reading 22%, grade F, #140 of 424 statewide, top 35%, 451 students, 86% FRL) — zoned schools average 86% FRL vs 65% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 69 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 35 units permitted in Lanier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($864 loan paydown + $6k appreciation (4.4% local appreciation)).
• At projected returns (4.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $15k; list at $125k implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,850 (16.9% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 D-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. 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: 0.83% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

• ARV (median comp): $92,812
• List price: $125,000
• Delta: 34.68%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 E Bostick Ave	0.45mi	3/1.0	1,053 (-6%)	12mo	$163,000	$155	59
83 E Darsey Ave	0.38mi	4/2.0 (+1)	1,224 (+9%)	5mo	$100,785	$82	54
49 E Bostick St	0.48mi	3/2.0	1,200 (+7%)	19mo	$67,000	$56	46
61 E Peeler Ave	0.31mi	3/1.0	972 (-13%)	21mo	$119,000	$122	46
50 S Oak St	0.33mi	2/1.0 (-1)	964 (-14%)	14mo	$56,000	$58	44
11 Whispering Pines Cir	0.73mi	3/2.0	1,231 (+10%)	13mo	$143,500	$117	34

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

Projected returns pro-forma

4.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.85×
• Total profit: $29,698
• Equity at exit: $66,491

10-year hold

• IRR: 14.7%
• Equity multiple: 3.50×
• Total profit: $87,402
• Equity at exit: $111,312

Cash invested: $35,000 (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 31635

• Home prices YoY: 2.2%
• Active inventory: 69
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $79

Break-even live

Break-even rent $939

Max offer price $125,000

Occupancy floor 87%

Sensitivity live

Price	-10% $150	-5% $114	+0% $79	+5% $44	+10% $8
Rent	-10% $-3	-5% $38	+0% $79	+5% $120	+10% $161
Rate	-1.0pp $142	-0.5pp $111	base $79	+0.5pp $47	+1.0pp $14

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 E Howell Dr Lakeland, GA	3.0	2.0	1320	$1,100	$0.83	23d	1	0.90mi
149 W Main St Unit 149-E MAIN-1 Lakeland, GA	2.0	2.5	1156	$980	$0.85	23d	1	0.98mi

Listing history 33 events

1. 2026-06-21
   days on market $125,000 Active 130 DOM
2. 2026-06-19
   days on market $125,000 Active 128 DOM
3. 2026-06-18
   days on market $125,000 Active 127 DOM
4. 2026-06-17
   days on market $125,000 Active 126 DOM
5. 2026-06-16
   days on market $125,000 Active 125 DOM
6. 2026-06-15
   days on market $125,000 Active 124 DOM
7. 2026-06-14
   days on market $125,000 Active 122 DOM
8. 2026-06-13
   days on market $125,000 Active 121 DOM
9. 2026-06-10
   days on market $125,000 Active 119 DOM
10. 2026-06-09
    days on market $125,000 Active 118 DOM
11. 2026-06-08
    days on market $125,000 Active 117 DOM
12. 2026-06-07
    days on market $125,000 Active 116 DOM
13. 2026-06-05
    days on market $125,000 Active 113 DOM
14. 2026-06-03
    days on market $125,000 Active 112 DOM
15. 2026-06-02
    days on market $125,000 Active 111 DOM
16. 2026-06-01
    days on market $125,000 Active 110 DOM
17. 2026-05-31
    days on market $125,000 Active 109 DOM
18. 2026-05-30
    days on market $125,000 Active 108 DOM
19. 2026-05-13
    price $175,000 663-char remark

    Show marketing remark (663 chars)

    Completed REMODLED! New Exterior Paint, Interior paint, New Roof, New LVP Flooring throughout the house, New Lighting and Ceiling Fans, New Windows. This block house has it all. The kitchen has NEW Stainless Steel Stove, Dishwasher, and Refrigerator. Beautiful grey backsplash and a Butcher Block Bar. Recess lighting throughout the house for a bright and welcoming home feeling. The Primary Bathroom has a new tub/ shower combo, a new cabinet/vanity sink with a mirror. The guest bathroom has a walk-in tile shower and a cabinet/ vanity combo. New windows throughout for energy efficiency. A small backyard with a partial fence. Make this Cosy Dream Home Yours.

20. 2026-05-11
    price $125,000 662-char remark

    Show marketing remark (662 chars)

    Completed REMODLED! New Exterior Paint, Interior paint, New Roof, New LVP Flooring throughout the house, New Lighting and Ceiling Fans, New Windows. This block house has it all. The kitchen has NEW Stainless Steel Stove, Dishwasher, and Refrigerator. Beautiful grey backsplash and a Butcher Block Bar. Recess lighting throughout the house for a bright and welcoming home feeling. The Primary Bathroom has a new tub/ shower combo, a new cabinet/vanity sink with a mirror. The guest bathroom has a walk-in tile shower and a cabinet/ vanity combo. New windows throughout for energy efficiency. A small backyard with a partial fence. Make this Cosy Dream Home Yours.

21. 2026-04-30
    listed $1,250
22. 2026-04-21
    price $125,000 663-char remark

    Show marketing remark (663 chars)

    Completed REMODLED! New Exterior Paint, Interior paint, New Roof, New LVP Flooring throughout the house, New Lighting and Ceiling Fans, New Windows. This block house has it all. The kitchen has NEW Stainless Steel Stove, Dishwasher, and Refrigerator. Beautiful grey backsplash and a Butcher Block Bar. Recess lighting throughout the house for a bright and welcoming home feeling. The Primary Bathroom has a new tub/ shower combo, a new cabinet/vanity sink with a mirror. The guest bathroom has a walk-in tile shower and a cabinet/ vanity combo. New windows throughout for energy efficiency. A small backyard with a partial fence. Make this Cosy Dream Home Yours.

23. 2026-03-29
    price $149,900 662-char remark

    Show marketing remark (662 chars)

    Completed REMODLED! New Exterior Paint, Interior paint, New Roof, New LVP Flooring throughout the house, New Lighting and Ceiling Fans, New Windows. This block house has it all. The kitchen has NEW Stainless Steel Stove, Dishwasher, and Refrigerator. Beautiful grey backsplash and a Butcher Block Bar. Recess lighting throughout the house for a bright and welcoming home feeling. The Primary Bathroom has a new tub/ shower combo, a new cabinet/vanity sink with a mirror. The guest bathroom has a walk-in tile shower and a cabinet/ vanity combo. New windows throughout for energy efficiency. A small backyard with a partial fence. Make this Cosy Dream Home Yours.

24. 2026-03-27
    price $149,900 663-char remark

    Show marketing remark (663 chars)

    Completed REMODLED! New Exterior Paint, Interior paint, New Roof, New LVP Flooring throughout the house, New Lighting and Ceiling Fans, New Windows. This block house has it all. The kitchen has NEW Stainless Steel Stove, Dishwasher, and Refrigerator. Beautiful grey backsplash and a Butcher Block Bar. Recess lighting throughout the house for a bright and welcoming home feeling. The Primary Bathroom has a new tub/ shower combo, a new cabinet/vanity sink with a mirror. The guest bathroom has a walk-in tile shower and a cabinet/ vanity combo. New windows throughout for energy efficiency. A small backyard with a partial fence. Make this Cosy Dream Home Yours.

25. 2026-03-10
    price $159,900 662-char remark

    Show marketing remark (663 chars)

    Completed REMODLED! New Exterior Paint, Interior paint, New Roof, New LVP Flooring throughout the house, New Lighting and Ceiling Fans, New Windows. This block house has it all. The kitchen has NEW Stainless Steel Stove, Dishwasher, and Refrigerator. Beautiful grey backsplash and a Butcher Block Bar. Recess lighting throughout the house for a bright and welcoming home feeling. The Primary Bathroom has a new tub/ shower combo, a new cabinet/vanity sink with a mirror. The guest bathroom has a walk-in tile shower and a cabinet/ vanity combo. New windows throughout for energy efficiency. A small backyard with a partial fence. Make this Cosy Dream Home Yours.

26. 2026-03-10
    price $159,900 663-char remark

    Show marketing remark (663 chars)

    Completed REMODLED! New Exterior Paint, Interior paint, New Roof, New LVP Flooring throughout the house, New Lighting and Ceiling Fans, New Windows. This block house has it all. The kitchen has NEW Stainless Steel Stove, Dishwasher, and Refrigerator. Beautiful grey backsplash and a Butcher Block Bar. Recess lighting throughout the house for a bright and welcoming home feeling. The Primary Bathroom has a new tub/ shower combo, a new cabinet/vanity sink with a mirror. The guest bathroom has a walk-in tile shower and a cabinet/ vanity combo. New windows throughout for energy efficiency. A small backyard with a partial fence. Make this Cosy Dream Home Yours.

27. 2026-02-11
    listed $165,000 Active 663-char remark

    Show marketing remark (662 chars)

    Completed REMODLED! New Exterior Paint, Interior paint, New Roof, New LVP Flooring throughout the house, New Lighting and Ceiling Fans, New Windows. This block house has it all. The kitchen has NEW Stainless Steel Stove, Dishwasher, and Refrigerator. Beautiful grey backsplash and a Butcher Block Bar. Recess lighting throughout the house for a bright and welcoming home feeling. The Primary Bathroom has a new tub/ shower combo, a new cabinet/vanity sink with a mirror. The guest bathroom has a walk-in tile shower and a cabinet/ vanity combo. New windows throughout for energy efficiency. A small backyard with a partial fence. Make this Cosy Dream Home Yours.

28. 2026-02-11
    listed $165,000 New 662-char remark

    Show marketing remark (662 chars)

    Completed REMODLED! New Exterior Paint, Interior paint, New Roof, New LVP Flooring throughout the house, New Lighting and Ceiling Fans, New Windows. This block house has it all. The kitchen has NEW Stainless Steel Stove, Dishwasher, and Refrigerator. Beautiful grey backsplash and a Butcher Block Bar. Recess lighting throughout the house for a bright and welcoming home feeling. The Primary Bathroom has a new tub/ shower combo, a new cabinet/vanity sink with a mirror. The guest bathroom has a walk-in tile shower and a cabinet/ vanity combo. New windows throughout for energy efficiency. A small backyard with a partial fence. Make this Cosy Dream Home Yours.

29. 2025-03-11
    soldstatus $15,000 Closed
30. 2025-01-09
    price $17,900
31. 2024-12-06
    price $19,900
32. 2024-11-14
    listed $24,900 Active
33. 2024-09-12
    price $24,900

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$744/yr (+$62/mo · 183.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,462
• − Mortgage interest: −$7,002
• − Property taxes: −$406
• − Insurance: −$625
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$3,636
• Taxable loss: −$1,201
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $1,236/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: Lanier County
• NCES district ID: 1303240
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $38,019
• Composite: 29.6/100
• National rank: #6476
• State rank: #67 of 174 in GA

Livability — Lakeland

• Score: 60/100
• State rank: #379
• US rank: #19151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeland, GA
• Population (ZIP): 6,978

Population outlook (Lanier County) Hauer SSP2

• Today (2025): 10,743 people
• By 2030: 10,892 · +1.4%
• By 2040: 10,975 · +2.2%
• By 2050: 10,764 · +0.2%
• By 2075: 9,418 · -12.3%
• By 2100: 7,419 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 29% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Iranian 2% Italian 1% Romanian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Lanier

• 2024 margin: Solid R (+46.3) · D 26.6% · R 73.0%
• 2008→2024 swing: -21.1pp toward R · 2008: -25.2pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+41.7 2016: R+41.2 2012: R+23.8 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.42%
• Current HPI: 201.1664
• 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

+602.8% since first listed

15 events — show timeline

• 2026-05-13 Price Changed $175,000 SGMLS
• 2026-05-11 Price Changed $125,000 GAMLS
• 2026-04-30 Listed for Rent $1,250 SGMLS
• 2026-04-21 Price Changed $125,000 SGMLS
• 2026-03-29 Price Changed $149,900 GAMLS
• 2026-03-27 Price Changed $149,900 SGMLS
• 2026-03-10 Price Changed $159,900 GAMLS
• 2026-03-10 Price Changed $159,900 SGMLS
• 2026-02-11 Listed $165,000 SGMLS
• 2026-02-11 Listed $165,000 GAMLS
• 2025-03-11 Sold (MLS) $15,000 TBOR
• 2025-01-09 Price Changed $17,900 TBOR
• 2024-12-06 Price Changed $19,900 TBOR
• 2024-11-14 Listed $24,900 TBOR
• 2024-09-12 Price Changed $24,900 SGMLS

Property tax history

+1.5%/yr

Latest (2025): $406 · -0.1% YoY. Source: county tax records.