342 E Allen St · Baxley, GA 31513

$99,500

None bd · 1.0 ba · 1,156 sqft · MultiFamily public records · 80 Days on market

Built 1945 6,969 sqft lot Est $168k · 41% under

---

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 +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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to Appling County, Georgia!!! Great Investment!! These two remodeled units have very nice 1 bedroom, 1 bathroom, a full kitchen, and living room on each side. The backyard has an almost two story mature navel orange tree. The property is just minutes from the central district of Baxley, GA. Just down the road are three major rivers and thousands of acres of Georgia Wildlife Management Areas for hunting or water activities. (The current income is 1000.00 a month and the potential income is 1400.00 a month) TENANT OCCUPIED....

Key facts

• Full kitchen
• Living room
• Remodeled units

Tags

• REMODELED UNITS
• FULL KITCHEN
• LIVING ROOM
• MATURE NAVEL ORANGE TREE
• CENTRAL DISTRICT OF BAXLEY

🏷️ Possibly a rental listed for sale. The $99,500 price doesn't fit this home's estimated sale value (~$167,560) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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: 90 active listings in the ZIP; 1 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 $688 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $16k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $100k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major 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 $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.85% ✓
• Cap rate: 16.22%
• Cash-on-cash: 35.47%
• DSCR: 2.58
• GRM: 4.5

CMA / ARV

• ARV (median comp): $167,560
• List price: $99,500
• Delta: -40.62%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.1%
• Equity multiple: 2.30×
• Total profit: $36,311
• Equity at exit: $14,836

10-year hold

• IRR: 38.2%
• Equity multiple: 4.56×
• Total profit: $99,112
• Equity at exit: $8,603

Cash invested: $27,860 (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: 90
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $823

Break-even live

Break-even rent $795

Max offer price $99,500

Occupancy floor 50%

Sensitivity live

Price	-10% $880	-5% $852	+0% $823	+5% $795	+10% $767
Rent	-10% $678	-5% $751	+0% $823	+5% $896	+10% $969
Rate	-1.0pp $874	-0.5pp $849	base $823	+0.5pp $798	+1.0pp $771

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,838
Total (2 units)			$1,837

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	44d	1	1.50mi

Listing history 22 events

1. 2026-06-21
   pricestatusdays on market $99,500 Price Change 80 DOM
2. 2026-06-18
   days on market $105,000 Active 78 DOM
3. 2026-06-17
   days on market $105,000 Active 77 DOM
4. 2026-06-16
   days on market $105,000 Active 76 DOM
5. 2026-06-15
   days on market $105,000 Active 75 DOM
6. 2026-06-13
   days on market $105,000 Active 73 DOM
7. 2026-06-12
   days on market $105,000 Active 72 DOM
8. 2026-06-09
   days on market $105,000 Active 69 DOM
9. 2026-06-08
   days on market $105,000 Active 68 DOM
10. 2026-06-07
    days on market $105,000 Active 67 DOM
11. 2026-06-07
    days on market $105,000 Active 66 DOM
12. 2026-06-04
    days on market $105,000 Active 63 DOM
13. 2026-06-02
    days on market $105,000 Active 62 DOM
14. 2026-06-01
    days on market $105,000 Active 61 DOM
15. 2026-05-31
    days on market $105,000 Active 60 DOM
16. 2026-05-31
    days on market $105,000 Active 59 DOM
17. 2026-04-29
    price $110,000 541-char remark

    Show marketing remark (541 chars)

    Welcome to Appling County, Georgia!!! Great Investment!! These two remodeled units have very nice 1 bedroom, 1 bathroom, a full kitchen, and living room on each side. The backyard has an almost two story mature navel orange tree. The property is just minutes from the central district of Baxley, GA. Just down the road are three major rivers and thousands of acres of Georgia Wildlife Management Areas for hunting or water activities. (The current income is 1000.00 a month and the potential income is 1400.00 a month) TENANT OCCUPIED....

18. 2026-04-01
    listed $115,000 New 541-char remark

    Show marketing remark (541 chars)

    Welcome to Appling County, Georgia!!! Great Investment!! These two remodeled units have very nice 1 bedroom, 1 bathroom, a full kitchen, and living room on each side. The backyard has an almost two story mature navel orange tree. The property is just minutes from the central district of Baxley, GA. Just down the road are three major rivers and thousands of acres of Georgia Wildlife Management Areas for hunting or water activities. (The current income is 1000.00 a month and the potential income is 1400.00 a month) TENANT OCCUPIED....

19. 2024-10-15
    soldstatus $65,000
20. 2024-09-20
    soldstatus $65,000 Sold 339-char remark

    Show marketing remark (339 chars)

    This lovely duplex contains 1 bedroom, 1 bath, a full kitchen and living room on both sides with nice clean interior. The backyard has an almost 2 story mature navel tree loaded with green oranges. It is not tenant occupied and kept very clean. I also have the inspection report upon request. Call me to schedule a tour. It wont last long!

21. 2024-08-26
    status Pending Offer Approval 339-char remark

    Show marketing remark (339 chars)

    This lovely duplex contains 1 bedroom, 1 bath, a full kitchen and living room on both sides with nice clean interior. The backyard has an almost 2 story mature navel tree loaded with green oranges. It is not tenant occupied and kept very clean. I also have the inspection report upon request. Call me to schedule a tour. It wont last long!

22. 2024-08-23
    listed $79,000 New 339-char remark

    Show marketing remark (339 chars)

    This lovely duplex contains 1 bedroom, 1 bath, a full kitchen and living room on both sides with nice clean interior. The backyard has an almost 2 story mature navel tree loaded with green oranges. It is not tenant occupied and kept very clean. I also have the inspection report upon request. Call me to schedule a tour. It wont last long!

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $915 · $76/mo
• Expected delta: +$141/yr (+$12/mo · 18.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,044
• − Mortgage interest: −$5,574
• − Property taxes: −$775
• − Insurance: −$498
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$2,895
• Taxable income: $8,776
• Est. tax owed @ 24.0%: −$2,106
• After-tax cash flow: $7,775/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

+39.2% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $110,000 GAMLS
• 2026-04-01 Listed $115,000 GAMLS
• 2024-10-15 Sold (Public Records) $65,000 Public Records
• 2024-09-20 Sold (MLS) $65,000 GAMLS
• 2024-08-26 Pending — GAMLS
• 2024-08-23 Listed $79,000 GAMLS

Property tax history

+6.0%/yr

Latest (2025): $775 · +109.2% YoY. Source: county tax records.