1001 Baltimore Ave · Waycross, GA 31501

$125,000

3 bd · 2.0 ba · 2,009 sqft · SingleFamily public records · 37 Days on market

Built 1955 0.50 ac lot Est $217k · 42% under ↓ 16% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 3-bedroom, 2-bath single-family home offers 2,009 square feet of living space and sits on a generous 0.5-acre lot in Waycross. Built in 1955, the home features a traditional layout with plenty of room for customization and updates. The property also includes a large backyard with an in-ground pool that will need repairs and renovation, offering great potential to create a beautiful outdoor entertaining space. With solid square footage and a sizable lot, this home presents a great opportunity for buyers looking to renovate, invest, or make it their own. Property is being sold As-Is.

Key facts

• In-ground pool
• Generous lot
• Large backyard

Tags

• LARGE BACKYARD
• IN-GROUND POOL
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 5.1% in Waycross — 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 55/100 on livability (#519 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Ware County (town): math 27% / reading 35% proficiency, ranked #95 of 174 in GA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Williams Heights Elementary School (math 28% / reading 35%, grade F, #612 of 1,228 statewide, top 50%, 426 students, 80% FRL); Waycross Middle School (math 22% / reading 37%, grade F, #249 of 470 statewide, top 55%, 583 students, 86% FRL) — zoned schools average 83% FRL vs 64% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 108 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 45 units permitted in Ware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ware County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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: 1.60% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.26%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $216,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Euclid Ave	0.20mi	3/2.0	1,978 (-2%)	4mo	$260,000	$131	85
901 City Blvd	0.35mi	3/2.0	2,038 (+1%)	2mo	$269,000	$132	80
1102 Kontz Ave	0.44mi	3/2.0	2,014 (+0%)	1mo	$240,000	$119	78
1221 Richmond Ave	0.28mi	3/2.0	1,875 (-7%)	10mo	$200,000	$107	68
1103 Kontz Ave	0.48mi	3/2.5	1,895 (-6%)	1mo	$136,500	$72	66
1204 Richmond Ave	0.26mi	3/2.0	1,763 (-12%)	3mo	$184,000	$104	65
805 Baltimore Ave	0.16mi	4/2.0 (+1)	1,764 (-12%)	4mo	$189,900	$108	64
1703 Rainbow Dr	0.57mi	4/2.0 (+1)	1,889 (-6%)	2mo	$196,000	$104	56
1305 Morningside Dr	0.64mi	3/2.0	1,724 (-14%)	1mo	$183,000	$106	45
1611 Moss Creek Rd	0.72mi	3/2.0	2,244 (+12%)	3mo	$309,000	$138	45
1605 Booth St	0.74mi	3/2.5	1,717 (-14%)	1mo	$263,000	$153	38
1206 Morningside Dr	0.63mi	4/3.0 (+1)	2,224 (+11%)	6mo	$159,900	$72	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 18.8%
• Equity multiple: 1.76×
• Total profit: $26,685
• Equity at exit: $18,638

10-year hold

• IRR: 27.2%
• Equity multiple: 3.39×
• Total profit: $83,728
• Equity at exit: $10,808

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 31501

• Home prices YoY: -29.3%
• Active inventory: 108
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$136 /mo · $1,628/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $737

Break-even live

Break-even rent $1,067

Max offer price $125,000

Occupancy floor 58%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Satilla Blvd Waycross, GA	3.0	2.0	1600	$2,000	$1.25	43d	1	0.40mi

Listing history 7 events

1. 2026-04-18
   status Pending 602-char remark

   Show marketing remark (602 chars)

   This spacious 3-bedroom, 2-bath single-family home offers 2,009 square feet of living space and sits on a generous 0.5-acre lot in Waycross. Built in 1955, the home features a traditional layout with plenty of room for customization and updates. The property also includes a large backyard with an in-ground pool that will need repairs and renovation, offering great potential to create a beautiful outdoor entertaining space. With solid square footage and a sizable lot, this home presents a great opportunity for buyers looking to renovate, invest, or make it their own. Property is being sold As-Is.

2. 2026-04-18
   status Under Contract

   Show marketing remark (602 chars)

   This spacious 3-bedroom, 2-bath single-family home offers 2,009 square feet of living space and sits on a generous 0.5-acre lot in Waycross. Built in 1955, the home features a traditional layout with plenty of room for customization and updates. The property also includes a large backyard with an in-ground pool that will need repairs and renovation, offering great potential to create a beautiful outdoor entertaining space. With solid square footage and a sizable lot, this home presents a great opportunity for buyers looking to renovate, invest, or make it their own. Property is being sold As-Is.

3. 2026-03-12
   listed $125,000 Active 602-char remark

   Show marketing remark (602 chars)

   This spacious 3-bedroom, 2-bath single-family home offers 2,009 square feet of living space and sits on a generous 0.5-acre lot in Waycross. Built in 1955, the home features a traditional layout with plenty of room for customization and updates. The property also includes a large backyard with an in-ground pool that will need repairs and renovation, offering great potential to create a beautiful outdoor entertaining space. With solid square footage and a sizable lot, this home presents a great opportunity for buyers looking to renovate, invest, or make it their own. Property is being sold As-Is.

4. 2026-03-12
   listed $125,000 New

   Show marketing remark (602 chars)

   This spacious 3-bedroom, 2-bath single-family home offers 2,009 square feet of living space and sits on a generous 0.5-acre lot in Waycross. Built in 1955, the home features a traditional layout with plenty of room for customization and updates. The property also includes a large backyard with an in-ground pool that will need repairs and renovation, offering great potential to create a beautiful outdoor entertaining space. With solid square footage and a sizable lot, this home presents a great opportunity for buyers looking to renovate, invest, or make it their own. Property is being sold As-Is.

5. 2025-12-28
   price $136,000
6. 2025-12-17
   price $143,000
7. 2025-12-11
   price $148,000

ⓘ 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: $1,628 · $136/mo
• Projected year-2 tax: $1,628 · $136/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$7,002
• − Property taxes: −$1,628
• − Insurance: −$625
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$3,636
• Taxable income: $7,269
• Est. tax owed @ 24.0%: −$1,744
• After-tax cash flow: $7,096/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: Ware County
• NCES district ID: 1305430
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -12.00%
• Median HH income: $35,231
• Composite: 25.6/100
• National rank: #7415
• State rank: #95 of 174 in GA

Livability — Waycross

• Score: 55/100
• State rank: #519
• US rank: #23458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waycross, GA
• City population: 36,207
• Population (ZIP): 13,034

Population outlook (Ware County) Hauer SSP2

• Today (2025): 33,313 people
• By 2030: 32,071 · -3.7%
• By 2040: 29,587 · -11.2%
• By 2050: 27,197 · -18.4%
• By 2075: 22,323 · -33.0%
• By 2100: 18,197 · -45.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 49% Black 45% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ware

• 2024 margin: Solid R (+43.1) · D 28.3% · R 71.4%
• 2008→2024 swing: -8.7pp toward R · 2008: -34.5pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.4 2016: R+41.7 2012: R+33.9 2008: R+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.90%
• Current HPI: 243.5058
• 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

-15.5% since first listed

7 events — show timeline

• 2026-04-18 Pending — GIAR
• 2026-04-18 Pending — GAMLS
• 2026-03-12 Listed $125,000 GAMLS
• 2026-03-12 Listed $125,000 GIAR
• 2025-12-28 Price Changed $136,000 GIAR
• 2025-12-17 Price Changed $143,000 GIAR
• 2025-12-11 Price Changed $148,000 GIAR

Property tax history

-2.1%/yr

Latest (2025): $1,628 · -2.0% YoY. Source: county tax records.