11 Pendleton St · Baxley, GA 31513

$110,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 74 Days on market

Built 1950 6,838 sqft lot $108/sqft · 24% below area Est $145k · 24% under ↓ 29% since listing

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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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Full of potential! This 1,020 sq ft home sits on a 0.157-acre city lot in Baxley. Whether you're searching for a cozy starter home or a smart investment opportunity, this property's manageable size makes for easy maintenance This property is a must-see for first-time buyers, downsizers, or investors. Give us a call today to schedule your private showing!

Key facts

• 6,838 sq ft lot
• Built 1950
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $40 ($479/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 $99k (10.3% below list).
• Recommended offer: $99k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.0% in Baxley — 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 59/100 on livability (#416 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, schools D-.
• Appling County (town): math 35% / reading 30% proficiency, ranked #84 of 174 in GA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 94 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Appling County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Appling County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% 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 $98,671 (10.3% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.90% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (median comp): $145,304
• List price: $110,000
• Delta: -24.30%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 107 Peachtree St	0.12mi	2/1.0	908 (-11%)	10mo	$120,000	$132	68
273 Holmesville Ave	0.56mi	2/1.0	1,101 (+8%)	4mo	$140,000	$127	57
327 Woodlawn Church Rd	0.68mi	2/1.0	1,100 (+8%)	10mo	$179,900	$164	46
332 Peach Ln	0.72mi	2/1.0	936 (-8%)	17mo	$135,900	$145	39
266 Lakeview Dr	0.56mi	3/2.0 (+1)	1,159 (+14%)	17mo	$169,900	$147	28

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-15,279
• Equity at exit: $16,401

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-10,021
• Equity at exit: $9,511

Cash invested: $30,800 (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 31513

• Home prices YoY: -11.5%
• Active inventory: 94
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $987 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $40

Break-even live

Break-even rent $936

Max offer price $110,000

Occupancy floor 91%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
593 Beach Rd Unit 2 Baxley, GA	2.0	2.5	1200	$1,000	$0.83	43d	1	0.64mi
593 Beach Rd Unit 1 Baxley, GA	2.0	2.0	1050	$975	$0.93	43d	1	0.64mi

Listing history 16 events

1. 2026-06-12
   statusdays on market $110,000 Under Contract 74 DOM
2. 2026-06-09
   days on market $110,000 Active 71 DOM
3. 2026-06-08
   days on market $110,000 Active 70 DOM
4. 2026-06-07
   days on market $110,000 Active 69 DOM
5. 2026-06-07
   days on market $110,000 Active 68 DOM
6. 2026-06-04
   days on market $110,000 Active 65 DOM
7. 2026-06-02
   days on market $110,000 Active 64 DOM
8. 2026-06-01
   days on market $110,000 Active 63 DOM
9. 2026-05-31
   days on market $110,000 Active 62 DOM
10. 2026-05-31
    days on market $110,000 Active 61 DOM
11. 2026-03-31
    status Back On Market 356-char remark

    Show marketing remark (356 chars)

    Full of potential! This 1,020 sq ft home sits on a 0.157-acre city lot in Baxley. Whether you're searching for a cozy starter home or a smart investment opportunity, this property's manageable size makes for easy maintenance This property is a must-see for first-time buyers, downsizers, or investors. Give us a call today to schedule your private showing!

12. 2026-03-24
    status Under Contract 356-char remark

    Show marketing remark (356 chars)

    Full of potential! This 1,020 sq ft home sits on a 0.157-acre city lot in Baxley. Whether you're searching for a cozy starter home or a smart investment opportunity, this property's manageable size makes for easy maintenance This property is a must-see for first-time buyers, downsizers, or investors. Give us a call today to schedule your private showing!

13. 2026-03-18
    listed $110,000 New 356-char remark

    Show marketing remark (356 chars)

    Full of potential! This 1,020 sq ft home sits on a 0.157-acre city lot in Baxley. Whether you're searching for a cozy starter home or a smart investment opportunity, this property's manageable size makes for easy maintenance This property is a must-see for first-time buyers, downsizers, or investors. Give us a call today to schedule your private showing!

14. 2024-05-06
    historical
15. 2024-01-29
    price $134,000
16. 2023-11-06
    listed $155,000 New

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,403 · $117/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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,841
• − Mortgage interest: −$6,162
• − Property taxes: −$1,403
• − Insurance: −$550
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$3,200
• Taxable loss: −$1,368
• Est. tax savings @ 24.0%: +$328
• After-tax cash flow: $808/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: Appling County
• NCES district ID: 1300060
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $36,536
• Composite: 27.02/100
• National rank: #7056
• State rank: #84 of 174 in GA

Livability — Baxley

• Score: 59/100
• State rank: #416
• US rank: #20537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baxley, GA
• City population: 15,941
• Population (ZIP): 15,941

Population outlook (Appling County) Hauer SSP2

• Today (2025): 18,311 people
• By 2030: 18,130 · -1.0%
• By 2040: 17,650 · -3.6%
• By 2050: 16,788 · -8.3%
• By 2075: 14,406 · -21.3%
• By 2100: 10,443 · -43.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 19% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Foreign-born: 6% · Canada, China
• Languages at home: 89% English-only · Spanish 9% German/W. Germanic 1%

Political lean MEDSL · Appling

• 2024 margin: Solid R (+62.4) · D 18.7% · R 81.1%
• 2008→2024 swing: -16.1pp toward R · 2008: -46.3pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+57.0 2016: R+57.9 2012: R+49.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.21%
• Current HPI: 194.6928
• 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

-29.0% since first listed

6 events — show timeline

• 2026-03-31 Relisted — GAMLS
• 2026-03-24 Pending — GAMLS
• 2026-03-18 Listed $110,000 GAMLS
• 2024-05-06 Listing Removed — GAMLS
• 2024-01-29 Price Changed $134,000 GAMLS
• 2023-11-06 Listed $155,000 GAMLS

Property tax history

+5.9%/yr

Latest (2025): $1,403 · +103.6% YoY. Source: county tax records.