181 Bobolink Dr · Flovilla, GA 31064

$259,500

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 40 Days on market

Built 2007 Est $249k · 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).

• Cash flow +11.0/30.0
• Appreciation +10.0/10.0
• ARV discount +5.7/15.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Charming 3 BR, 2 BA home in Lake Jackson community of Turtle Cove. Vaulted ceiling in great room, spacious kitchen. Split bedroom plan. wood grain laminate flooring. Large back deck. Enjoy all the amenities this community has to offer. Beaches, lake, fishing, boat ramps, clubhouse, golf course, dining and more!

Key facts

• Large back deck
• Lvp flooring
• Granite countertops

Tags

• UPDATED LIGHT FIXTURES
• MODERN FAUCETS
• GRANITE COUNTERTOPS
• LVP FLOORING
• LARGE BACK DECK
• PRIVATE BEACHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (24.9% below list).
• Recommended offer: $195k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.8% in Flovilla — 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 (#332 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Jasper County (rural): math 24% / reading 30% proficiency, ranked #113 of 174 in GA (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jasper County Primary School (654 students, 66% FRL); Jasper County Middle School (math 20% / reading 28%, grade F, #311 of 470 statewide, top 68%, 630 students, 58% FRL); Jasper County High School (math 32% / reading 42%, grade F, #68 of 424 statewide, top 17%, 725 students, 50% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 179 active listings in the ZIP; 183 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $116k; list at $260k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 34% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,852 (24.9% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $249,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
191 Bobolink Dr	0.03mi	3/2.0	1,145 (-3%)	12mo	$251,000	$219	84
600 Waxwing Dr	0.30mi	3/2.0	1,134 (-4%)	10mo	$235,000	$207	72
146 Crane Ct	0.30mi	3/2.0	1,258 (+7%)	10mo	$304,000	$242	66
42 Crow Ct	0.70mi	3/2.0	1,200 (+2%)	2mo	$232,000	$193	62
77 Turtle Cv	0.63mi	3/2.0	1,174 (-0%)	10mo	$249,000	$212	62
310 Mockingbird Dr	0.49mi	3/2.0	1,161 (-1%)	17mo	$225,000	$194	61
25 Swallow Ct	0.71mi	3/2.0	1,120 (-5%)	0mo	$260,000	$232	59
386 Flamingo Dr	0.54mi	3/2.0	1,290 (+10%)	1mo	$260,000	$202	58
111 Turtle Cv	0.59mi	3/2.0	1,339 (+14%)	1mo	$284,000	$212	49
639 Pelican Cir	0.39mi	3/2.0	1,320 (+12%)	17mo	$255,000	$193	47
184 W Nuthatch Dr	0.75mi	3/2.0	1,050 (-11%)	3mo	$267,000	$254	45
268 W Mourning Dove Ct	0.63mi	3/2.0	1,288 (+10%)	15mo	$250,000	$194	42

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: 23.0%
• Equity multiple: 2.85×
• Total profit: $134,318
• Equity at exit: $233,778

10-year hold

• IRR: 20.5%
• Equity multiple: 6.52×
• Total profit: $400,893
• Equity at exit: $504,151

Cash invested: $72,660 (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 31064

• Home prices YoY: 16.0%
• Active inventory: 179
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$1,361
• Tax from tax record: −$180 /mo · $2,154/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-109

Break-even live

Break-even rent $2,087

Max offer price $240,214

Occupancy floor —

Sensitivity live

Price	-10% $38	-5% $-36	+0% $-109	+5% $-183	+10% $-256
Rent	-10% $-263	-5% $-186	+0% $-109	+5% $-32	+10% $45
Rate	-1.0pp $22	-0.5pp $-43	base $-109	+0.5pp $-176	+1.0pp $-245

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: $64,875
• Closing costs: $7,785
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $259,500 Active 40 DOM
2. 2026-06-18
   days on market $259,500 Active 37 DOM
3. 2026-06-17
   days on market $259,500 Active 36 DOM
4. 2026-06-16
   days on market $259,500 Active 35 DOM
5. 2026-06-15
   days on market $259,500 Active 34 DOM
6. 2026-06-13
   days on market $259,500 Active 32 DOM
7. 2026-06-13
   days on market $259,500 Active 31 DOM
8. 2026-06-09
   days on market $259,500 Active 28 DOM
9. 2026-06-08
   days on market $259,500 Active 27 DOM
10. 2026-06-07
    days on market $259,500 Active 26 DOM
11. 2026-06-04
    days on market $259,500 Active 23 DOM
12. 2026-06-03
    days on market $259,500 Active 22 DOM
13. 2026-06-02
    days on market $259,500 Active 21 DOM
14. 2026-06-01
    days on market $259,500 Active 20 DOM
15. 2026-05-31
    days on market $259,500 Active 19 DOM
16. 2026-05-12
    listed $259,500 Active 1033-char remark
17. 2019-09-04
    soldstatus $115,800
18. 2019-08-27
    soldstatus $115,800 Sold 312-char remark

    Show marketing remark (312 chars)

    Charming 3 BR, 2 BA home in Lake Jackson community of Turtle Cove. Vaulted ceiling in great room, spacious kitchen. Split bedroom plan. wood grain laminate flooring. Large back deck. Enjoy all the amenities this community has to offer. Beaches, lake, fishing, boat ramps, clubhouse, golf course, dining and more!

19. 2019-07-22
    status Under Contract 312-char remark

    Show marketing remark (312 chars)

    Charming 3 BR, 2 BA home in Lake Jackson community of Turtle Cove. Vaulted ceiling in great room, spacious kitchen. Split bedroom plan. wood grain laminate flooring. Large back deck. Enjoy all the amenities this community has to offer. Beaches, lake, fishing, boat ramps, clubhouse, golf course, dining and more!

20. 2019-07-21
    listed $129,000 New 312-char remark

    Show marketing remark (312 chars)

    Charming 3 BR, 2 BA home in Lake Jackson community of Turtle Cove. Vaulted ceiling in great room, spacious kitchen. Split bedroom plan. wood grain laminate flooring. Large back deck. Enjoy all the amenities this community has to offer. Beaches, lake, fishing, boat ramps, clubhouse, golf course, dining and more!

21. 2016-04-15
    price $80,000

    Show marketing remark (412 chars)

    Best house for the money in Turtle Cove , 3 Bedrooms 2 Bath,large deck for entertaining,front porch,private wooded back yard. New laminate hardwood floors, owners are in the process of painting interior, new kitchen floor. Home is in a USDA zone, 24 hrs notice to show, not on lb nor is it a sign in the yard. Swim /Tennis/Golf community ,Need a pre approval letter before showing. This one will not last, hurry!

22. 2016-04-04
    soldstatus $80,000
23. 2016-03-31
    soldstatus $80,000 Sold

    Show marketing remark (412 chars)

    Best house for the money in Turtle Cove , 3 Bedrooms 2 Bath,large deck for entertaining,front porch,private wooded back yard. New laminate hardwood floors, owners are in the process of painting interior, new kitchen floor. Home is in a USDA zone, 24 hrs notice to show, not on lb nor is it a sign in the yard. Swim /Tennis/Golf community ,Need a pre approval letter before showing. This one will not last, hurry!

24. 2016-02-04
    status Under Contract

    Show marketing remark (412 chars)

    Best house for the money in Turtle Cove , 3 Bedrooms 2 Bath,large deck for entertaining,front porch,private wooded back yard. New laminate hardwood floors, owners are in the process of painting interior, new kitchen floor. Home is in a USDA zone, 24 hrs notice to show, not on lb nor is it a sign in the yard. Swim /Tennis/Golf community ,Need a pre approval letter before showing. This one will not last, hurry!

25. 2016-02-04
    price $85,000

    Show marketing remark (412 chars)

    Best house for the money in Turtle Cove , 3 Bedrooms 2 Bath,large deck for entertaining,front porch,private wooded back yard. New laminate hardwood floors, owners are in the process of painting interior, new kitchen floor. Home is in a USDA zone, 24 hrs notice to show, not on lb nor is it a sign in the yard. Swim /Tennis/Golf community ,Need a pre approval letter before showing. This one will not last, hurry!

26. 2016-02-01
    status Back On Market

    Show marketing remark (412 chars)

    Best house for the money in Turtle Cove , 3 Bedrooms 2 Bath,large deck for entertaining,front porch,private wooded back yard. New laminate hardwood floors, owners are in the process of painting interior, new kitchen floor. Home is in a USDA zone, 24 hrs notice to show, not on lb nor is it a sign in the yard. Swim /Tennis/Golf community ,Need a pre approval letter before showing. This one will not last, hurry!

27. 2016-02-01
    historical

    Show marketing remark (412 chars)

    Best house for the money in Turtle Cove , 3 Bedrooms 2 Bath,large deck for entertaining,front porch,private wooded back yard. New laminate hardwood floors, owners are in the process of painting interior, new kitchen floor. Home is in a USDA zone, 24 hrs notice to show, not on lb nor is it a sign in the yard. Swim /Tennis/Golf community ,Need a pre approval letter before showing. This one will not last, hurry!

28. 2016-01-17
    status Back On Market

    Show marketing remark (412 chars)

    Best house for the money in Turtle Cove , 3 Bedrooms 2 Bath,large deck for entertaining,front porch,private wooded back yard. New laminate hardwood floors, owners are in the process of painting interior, new kitchen floor. Home is in a USDA zone, 24 hrs notice to show, not on lb nor is it a sign in the yard. Swim /Tennis/Golf community ,Need a pre approval letter before showing. This one will not last, hurry!

29. 2016-01-16
    historical

    Show marketing remark (412 chars)

    Best house for the money in Turtle Cove , 3 Bedrooms 2 Bath,large deck for entertaining,front porch,private wooded back yard. New laminate hardwood floors, owners are in the process of painting interior, new kitchen floor. Home is in a USDA zone, 24 hrs notice to show, not on lb nor is it a sign in the yard. Swim /Tennis/Golf community ,Need a pre approval letter before showing. This one will not last, hurry!

30. 2015-12-29
    status Back On Market

    Show marketing remark (412 chars)

    Best house for the money in Turtle Cove , 3 Bedrooms 2 Bath,large deck for entertaining,front porch,private wooded back yard. New laminate hardwood floors, owners are in the process of painting interior, new kitchen floor. Home is in a USDA zone, 24 hrs notice to show, not on lb nor is it a sign in the yard. Swim /Tennis/Golf community ,Need a pre approval letter before showing. This one will not last, hurry!

31. 2015-12-27
    historical

    Show marketing remark (412 chars)

    Best house for the money in Turtle Cove , 3 Bedrooms 2 Bath,large deck for entertaining,front porch,private wooded back yard. New laminate hardwood floors, owners are in the process of painting interior, new kitchen floor. Home is in a USDA zone, 24 hrs notice to show, not on lb nor is it a sign in the yard. Swim /Tennis/Golf community ,Need a pre approval letter before showing. This one will not last, hurry!

32. 2015-12-11
    price $85,000

    Show marketing remark (412 chars)

    Best house for the money in Turtle Cove , 3 Bedrooms 2 Bath,large deck for entertaining,front porch,private wooded back yard. New laminate hardwood floors, owners are in the process of painting interior, new kitchen floor. Home is in a USDA zone, 24 hrs notice to show, not on lb nor is it a sign in the yard. Swim /Tennis/Golf community ,Need a pre approval letter before showing. This one will not last, hurry!

33. 2015-09-27
    listed $90,000 New

    Show marketing remark (412 chars)

    Best house for the money in Turtle Cove , 3 Bedrooms 2 Bath,large deck for entertaining,front porch,private wooded back yard. New laminate hardwood floors, owners are in the process of painting interior, new kitchen floor. Home is in a USDA zone, 24 hrs notice to show, not on lb nor is it a sign in the yard. Swim /Tennis/Golf community ,Need a pre approval letter before showing. This one will not last, hurry!

34. 2014-02-06
    soldstatus $66,900
35. 2003-04-07
    soldstatus $88,000
36. 1994-02-01
    soldstatus $9,400
37. 1993-10-05
    soldstatus $4,000

ⓘ 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: $2,154 · $180/mo
• Projected year-2 tax: $2,387 · $199/mo
• Expected delta: +$233/yr (+$19/mo · 10.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 34% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,382
• − Mortgage interest: −$14,536
• − Property taxes: −$2,154
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$7,549
• Taxable loss: −$5,896
• Est. tax savings @ 24.0%: +$1,415
• After-tax cash flow: $105/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: Jasper County
• NCES district ID: 1302970
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $42,606
• Composite: 22.99/100
• National rank: #7980
• State rank: #113 of 174 in GA

Livability — Flovilla

• Score: 61/100
• State rank: #332
• US rank: #17497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,859

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 13,020 people
• By 2030: 12,538 · -3.7%
• By 2040: 11,355 · -12.8%
• By 2050: 9,955 · -23.5%
• By 2075: 6,646 · -49.0%
• By 2100: 4,022 · -69.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+58.4) · D 20.6% · R 79.0%
• 2008→2024 swing: -24.8pp toward R · 2008: -33.6pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.1 2016: R+46.7 2012: R+38.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 58.00%
• Current HPI: 420.9288
• 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

+6387.5% since first listed

22 events — show timeline

• 2026-05-12 Listed $259,500 FSBO.com
• 2019-09-04 Sold (Public Records) $115,800 Public Records
• 2019-08-27 Sold (MLS) $115,800 GAMLS
• 2019-07-22 Pending — GAMLS
• 2019-07-21 Listed $129,000 GAMLS
• 2016-04-15 Price Changed $80,000 GAMLS
• 2016-04-04 Sold (Public Records) $80,000 Public Records
• 2016-03-31 Sold (MLS) $80,000 GAMLS
• 2016-02-04 Pending — GAMLS
• 2016-02-04 Price Changed $85,000 GAMLS
• 2016-02-01 Relisted — GAMLS
• 2016-02-01 Listing Removed — GAMLS
• 2016-01-17 Relisted — GAMLS
• 2016-01-16 Listing Removed — GAMLS
• 2015-12-29 Relisted — GAMLS
• 2015-12-27 Listing Removed — GAMLS
• 2015-12-11 Price Changed $85,000 GAMLS
• 2015-09-27 Listed $90,000 GAMLS
• 2014-02-06 Sold (Public Records) $66,900 Public Records
• 2003-04-07 Sold (Public Records) $88,000 Public Records
• 1994-02-01 Sold (Public Records) $9,400 Public Records
• 1993-10-05 Sold (Public Records) $4,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,154 · +7.6% YoY. Source: county tax records.