211 W Roanoke Dr · Fitzgerald, GA 31750

$65,000

3 bd · 1.0 ba · 1,202 sqft · SingleFamily public records · 25 Days on market

Built 1955 0.33 ac lot $54/sqft · 36% below area Est $102k · 36% under

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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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-Bedroom, 1-Bathroom Home with Great Potential in Need of Renovations. Located near downtown Fitzgerald, this 2-bedroom, 1-bathroom home offers 1,200 square feet of living space and is brimming with potential for the right buyer. While the home is in need of some renovations to bring it up to its full potential, it features a new roof, ensuring peace of mind for years to come. The property boasts a spacious backyard, perfect for outdoor gatherings, gardening, or simply relaxing in the fresh air. With a little imagination and some TLC, this home can become the cozy retreat you've been looking for. Whether you're an experienced renovator or a first-time homebuyer ready to make this

Key facts

• Spacious backyard
• New roof
• 0.33 acre lot

Tags

• NEW ROOF
• SPACIOUS BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential; Frame construction with vinyl siding
• Construction: Frame construction; Vinyl siding; Metal roof
• Exterior features: Porch; Metal roof

Interior

• Kitchen: Electric range
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Electric range; Electric water heater; Laminate flooring; Central air; Ceiling fan(s); Central heating
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 5.0% in Fitzgerald — 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 (#513 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, schools F, crime F.
• Ben Hill County (rural): math 19% / reading 22% proficiency, ranked #145 of 174 in GA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 6 units permitted in Ben Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ben Hill County population projected at -19% 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $21k; list at $65k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.65% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.16%
• DSCR: 2.21
• GRM: 5.1

CMA / ARV

• ARV (median comp): $101,564
• List price: $65,000
• Delta: -36.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 W Cypress St	0.14mi	2/1.0 (-1)	1,184 (-2%)	2mo	$46,000	$39	84
312 W Cypress St Unit 3+	0.14mi	2/1.0 (-1)	1,184 (-2%)	2mo	$46,000	$39	84
110 W Orange St	0.22mi	3/2.0	1,047 (-13%)	2mo	$94,870	$91	63
319 W Magnolia St	0.47mi	3/1.0	1,120 (-7%)	6mo	$113,000	$101	62
112 Perry House Rd	0.26mi	3/2.0	1,332 (+11%)	7mo	$159,900	$120	60
502 W Magnolia St	0.46mi	3/2.0	1,246 (+4%)	13mo	$179,000	$144	58
612 W Magnolia St	0.52mi	2/1.0 (-1)	1,102 (-8%)	2mo	$65,000	$59	55
612 W Magnolia St Unit NA	0.52mi	2/1.0 (-1)	1,102 (-8%)	2mo	$65,000	$59	55
321 W Magnolia St	0.46mi	3/2.0	1,290 (+7%)	10mo	$139,900	$108	54

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: 21.1%
• Equity multiple: 1.86×
• Total profit: $15,707
• Equity at exit: $9,692

10-year hold

• IRR: 29.3%
• Equity multiple: 3.61×
• Total profit: $47,486
• Equity at exit: $5,620

Cash invested: $18,200 (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 31750

• Home prices YoY: -8.0%
• Active inventory: 128
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $412

Break-even live

Break-even rent $551

Max offer price $65,000

Occupancy floor 57%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-03
   listed $65,000 Active 805-char remark
2. 2026-03-27
   price $65,000
3. 2026-03-10
   price $69,500
4. 2026-02-09
   price $69,900
5. 2025-11-03
   price $74,900
6. 2025-10-19
   listed $79,900 Active
7. 2024-07-23
   price $70,000
8. 2024-06-20
   price $74,900
9. 2024-05-21
   status Active
10. 2024-05-21
    price $79,900
11. 2024-04-29
    price $84,900
12. 2024-04-18
    listed $89,900 Active
13. 1982-10-22
    soldstatus $21,000

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $808 · $67/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 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,869
• − Mortgage interest: −$3,641
• − Property taxes: −$808
• − Insurance: −$325
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$1,891
• Taxable income: $4,144
• Est. tax owed @ 24.0%: −$995
• After-tax cash flow: $3,948/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: Ben Hill County
• NCES district ID: 1300360
• Math proficiency: 19% ▼ -6.00%
• Reading proficiency: 22% ▼ -2.00%
• Median HH income: $30,617
• Composite: 16.47/100
• National rank: #9186
• State rank: #145 of 174 in GA

Livability — Fitzgerald

• Score: 55/100
• State rank: #513
• US rank: #23277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fitzgerald, GA
• Population (ZIP): 18,582

Population outlook (Ben Hill County) Hauer SSP2

• Today (2025): 16,426 people
• By 2030: 15,788 · -3.9%
• By 2040: 14,582 · -11.2%
• By 2050: 13,351 · -18.7%
• By 2075: 10,301 · -37.3%
• By 2100: 7,652 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Black 35% Hispanic / Latino 9% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Ben Hill

• 2024 margin: Solid R (+32.0) · D 33.8% · R 65.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -13.7pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+26.2 2016: R+27.6 2012: R+14.9 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.36%
• Current HPI: 200.1257
• 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

+209.5% since first listed

13 events — show timeline

• 2026-05-03 Listed $65,000 TBOR
• 2026-03-27 Price Changed $65,000 TBOR
• 2026-03-10 Price Changed $69,500 TBOR
• 2026-02-09 Price Changed $69,900 TBOR
• 2025-11-03 Price Changed $74,900 TBOR
• 2025-10-19 Listed $79,900 TBOR
• 2024-07-23 Price Changed $70,000 TBOR
• 2024-06-20 Price Changed $74,900 TBOR
• 2024-05-21 Relisted — TBOR
• 2024-05-21 Price Changed $79,900 TBOR
• 2024-04-29 Price Changed $84,900 TBOR
• 2024-04-18 Listed $89,900 TBOR
• 1982-10-22 Sold (Public Records) $21,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $808 · +47.1% YoY. Source: county tax records.