347 Peavy St · Unadilla, GA 31091

$79,000

3 bd · 1.0 ba · 1,125 sqft · SingleFamily · 51 Days on market

Built 1973 Fair condition 0.34 ac lot $70/sqft · 16% below area Est $94k · 16% under ↓ 11% since listing

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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
• ARV discount +14.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +6.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.6/10.0

Listing remarks MLS

IINVESTOR OPPORTUNITY! PRICE IMPROVEMENT for a quick sale!! One-owner home featuring a solid structure and functional layout, ready for your vision! With a little TLC, it can easily be restored to its full beauty! Cute as a button and full of potential--affordability meets opportunity! Perfect for investors or buyers looking to add their personal touch. Being Sold AS-IS. .. Don't miss your chance to transform this gem!

Key facts

• 0.34 acre lot
• Built 1973
• Listed 50 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Open parking; Parking pad; Side/rear entrance
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Single-family residence; Residential house; Resale property; Built in 1973
• Construction: Brick construction; Tar/gravel roof; No basement
• Exterior features: City lot

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Propane heating; Ceiling fans; Window air conditioning units
• Interior features: Tile bath; One-level home
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#362 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, schools F, amenities F.
• Dooly County (rural): math 5% / reading 10% proficiency, ranked #172 of 174 in GA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 55 units permitted in Dooly County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($546 loan paydown + $3k appreciation (3.8% local appreciation)).
• Dooly County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.42% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.48%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $94,360
• List price: $79,000
• Delta: -16.28%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 Borum St	0.33mi	2/1.0 (-1)	1,003 (-11%)	16mo	$75,000	$75	49

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

Projected returns pro-forma

3.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.56×
• Total profit: $34,476
• Equity at exit: $38,970

10-year hold

• IRR: 26.4%
• Equity multiple: 5.00×
• Total profit: $88,472
• Equity at exit: $62,889

Cash invested: $22,120 (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 31091

• Home prices YoY: 1.7%
• Active inventory: 13
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $341

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 65%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $79,000 Active 51 DOM
2. 2026-06-17
   days on market $79,000 Active 50 DOM
3. 2026-06-16
   days on market $79,000 Active 49 DOM
4. 2026-06-15
   days on market $79,000 Active 48 DOM
5. 2026-06-13
   days on market $79,000 Active 46 DOM
6. 2026-06-12
   days on market $79,000 Active 45 DOM
7. 2026-06-09
   days on market $79,000 Active 42 DOM
8. 2026-06-08
   days on market $79,000 Active 41 DOM
9. 2026-06-07
   days on market $79,000 Active 40 DOM
10. 2026-06-05
    days on market $79,000 Active 38 DOM
11. 2026-06-04
    days on market $79,000 Active 36 DOM
12. 2026-06-02
    days on market $79,000 Active 35 DOM
13. 2026-06-01
    days on market $79,000 Active 34 DOM
14. 2026-05-31
    days on market $79,000 Active 33 DOM
15. 2026-05-31
    statusdays on market $79,000 Active 32 DOM
16. 2026-04-26
    listed $89,000 Active 393-char remark

    Show marketing remark (424 chars)

    IINVESTOR OPPORTUNITY! PRICE IMPROVEMENT for a quick sale!! One-owner home featuring a solid structure and functional layout, ready for your vision! With a little TLC, it can easily be restored to its full beauty! Cute as a button and full of potential--affordability meets opportunity! Perfect for investors or buyers looking to add their personal touch. Being Sold AS-IS. .. Don't miss your chance to transform this gem!

17. 2026-04-26
    listed $89,000 Active 377-char remark

    Show marketing remark (424 chars)

    IINVESTOR OPPORTUNITY! PRICE IMPROVEMENT for a quick sale!! One-owner home featuring a solid structure and functional layout, ready for your vision! With a little TLC, it can easily be restored to its full beauty! Cute as a button and full of potential--affordability meets opportunity! Perfect for investors or buyers looking to add their personal touch. Being Sold AS-IS. .. Don't miss your chance to transform this gem!

18. 2026-04-22
    listed $89,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,469
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$2,298
• Taxable income: $3,010
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $3,366/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, including a kitchen renovation and painting, to improve its condition and appeal to buyers and renters.

Repairs flagged

• Major Kitchen cabinets — Older cabinets in poor condition
• Major Appliances — Outdated and possibly non-functional
• Major Flooring — Worn carpet and hardwood in poor condition
• Major Paint — Worn and peeling paint

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinetry can significantly increase appeal
• Both Painting and minor repairs — Fresh paint and minor repairs can improve the home's appearance and functionality
• Rental Landscaping — Well-maintained landscaping can attract renters and increase rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Older cabinets in poor condition	Major	$15,000–50,000
Appliances · Outdated and possibly non-functional	Major	$15,000–50,000
Flooring · Worn carpet and hardwood in poor condition	Major	$15,000–50,000
Paint · Worn and peeling paint	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinetry can significantly increase appeal ↑
• Both Painting and minor repairs — Fresh paint and minor repairs can improve the home's appearance and functionality ↑
• Rental Landscaping — Well-maintained landscaping can attract renters and increase rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dooly County
• NCES district ID: 1301800
• Math proficiency: 5% ▼ -5.00%
• Reading proficiency: 10% ▼ -10.00%
• Median HH income: $31,659
• Composite: 5.78/100
• National rank: #10020
• State rank: #172 of 174 in GA

Livability — Unadilla

• Score: 60/100
• State rank: #362
• US rank: #18544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Unadilla, GA
• Population (ZIP): 4,273

Population outlook (Dooly County) Hauer SSP2

• Today (2025): 12,928 people
• By 2030: 12,362 · -4.4%
• By 2040: 11,306 · -12.5%
• By 2050: 10,552 · -18.4%
• By 2075: 9,884 · -23.5%
• By 2100: 10,197 · -21.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 46% Black 41% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 86% English-only · Spanish 12%

Political lean MEDSL · Dooly

• 2024 margin: Lean R (+7.7) · D 46.0% · R 53.7%
• 2008→2024 swing: -11.2pp toward R · 2008: 3.5pp · 2024: -7.7pp
• All cycles: 2024: R+7.7 2020: R+6.0 2016: R+2.1 2012: D+6.9 2008: D+3.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.76%
• Current HPI: 225.2557
• 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

-11.2% since first listed

6 events — show timeline

• 2026-05-27 Price Changed $79,000 MGMLS
• 2026-05-27 Price Changed $79,000 GAMLS
• 2026-05-27 Price Changed $79,000 CGMLS
• 2026-04-26 Listed $89,000 CGMLS
• 2026-04-26 Listed $89,000 MGMLS
• 2026-04-22 Listed $89,000 GAMLS