5 House Rental Portfolio · Hawkinsville, GA 31036

$285,000

None bd · None ba · — sqft · MultiFamily · 92 Days on market

Built 1963 Poor condition Est $560k · 49% 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
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

5-Property Rental Portfolio - Investment Opportunity in Hawkinsville, GA Turnkey 5-home rental portfolio located in Hawkinsville, GA. All properties are currently tenant-occupied, providing immediate income for investors. The portfolio generates $2,850 in monthly gross rent and $34,200 in annual gross income, offering an attractive 11.24% cap rate. All homes are connected to city water and city sewer, and each property is located within 1 mile of the others, creating efficiency for property management and maintenance. With established tenants already in place, this portfolio presents a solid opportunity for investors seeking stable cash flow and a concentrated rental footprint. Property

Key facts

• Built 1963
• Listed 92 days

Property features AI

Finance

• Other: Address: Hawkinsville, GA 31036; Located in Pulaski County; Listing broker: Investment Realty Group; Listing agent: Jack Andrews
• HOA & community: No HOA

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Individual water meters
• Home design: Residential income property; Multi-family house; Five total units; Built in 1963
• Construction: Constructed in 1963
• Exterior features: Built with other construction materials; Fixer condition

Interior

• Heating & cooling: Heating present (type: Other); Cooling present (type: Other)
• Interior features: One level; Crawl space foundation; No fireplaces

🏷️ Possibly a rental listed for sale. The $285,000 price doesn't fit this home's estimated sale value (~$560,123) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a multifamily listed at $285k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $285k).
• Recommended offer: $259k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 3.4% in Hawkinsville — 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 57/100 on livability (#461 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Pulaski County (town): math 34% / reading 36% proficiency, ranked #69 of 174 in GA (top 40%) — 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.
• Zoned schools: Pulaski County Elementary School (math 38% / reading 32%, grade F, #523 of 1,228 statewide, top 43%, 633 students, 100% FRL); Hawkinsville High School (math 42% / reading 34%, grade F, #64 of 424 statewide, top 15%, 388 students, 72% FRL) — zoned schools average 86% FRL vs 63% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 42 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Pulaski County population projected at -23% 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 $80k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $259,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 2.21% ✓
• Cap rate: 18.96%
• Cash-on-cash: 45.22%
• DSCR: 3.01
• GRM: 3.8

CMA / ARV

• ARV (median comp): $560,123
• List price: $285,000
• Delta: -49.12%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 42.3%
• Equity multiple: 2.82×
• Total profit: $145,458
• Equity at exit: $42,494

10-year hold

• IRR: 48.5%
• Equity multiple: 5.68×
• Total profit: $373,693
• Equity at exit: $24,642

Cash invested: $79,800 (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 31036

• Home prices YoY: -5.1%
• Active inventory: 109
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $6,300 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,323
• Net cashflow: $3,007

Break-even live

Break-even rent $2,493

Max offer price $285,000

Occupancy floor 47%

Sensitivity live

Price	-10% $3,204	-5% $3,106	+0% $3,007	+5% $2,909	+10% $2,810
Rent	-10% $2,510	-5% $2,759	+0% $3,007	+5% $3,256	+10% $3,505
Rate	-1.0pp $3,151	-0.5pp $3,080	base $3,007	+0.5pp $2,934	+1.0pp $2,858

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

Units	Beds	Baths	Est. rent
▸ 5× units	3	1	$6,300
Total (5 units)			$6,300

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Warren St Hawkinsville, GA	1.0–3.0	1.0–2.0	1243	$945	$0.76	14d	4	1.07mi
32 Ashford Way Unit 704 Hawkinsville, GA	2.0	2.0	1040	$1,450	$1.39	14d	1	1.40mi

Listing history 13 events

1. 2026-06-14
   days on market $285,000 Active 92 DOM
2. 2026-06-13
   days on market $285,000 Active 91 DOM
3. 2026-06-10
   days on market $285,000 Active 89 DOM
4. 2026-06-09
   days on market $285,000 Active 88 DOM
5. 2026-06-08
   days on market $285,000 Active 87 DOM
6. 2026-06-07
   days on market $285,000 Active 86 DOM
7. 2026-06-05
   days on market $285,000 Active 83 DOM
8. 2026-06-03
   days on market $285,000 Active 82 DOM
9. 2026-06-02
   days on market $285,000 Active 81 DOM
10. 2026-06-01
    days on market $285,000 Active 80 DOM
11. 2026-05-31
    days on market $285,000 Active 79 DOM
12. 2026-05-30
    days on market $285,000 Active 78 DOM
13. 2026-03-13
    listed $285,000 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $75,600
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$6,048
• − Management: −$6,048
• − Depreciation: −$8,291
• Taxable income: $33,549
• Est. tax owed @ 24.0%: −$8,052
• After-tax cash flow: $28,037/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 · 6 photos

Poor 20/100 Extensive rehab

This multi-family rental property requires extensive repairs and maintenance, including a new roof, exterior repairs, and landscaping. Immediate action is needed to improve the property's condition and increase its value.

Repairs flagged

• Major roof — Severe rust and wear
• Major exterior siding — Significant peeling
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both New roof — Critical to safety and appearance
• Both Paint and siding repair — Improves curb appeal and value
• Both Landscaping and yard work — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Severe rust and wear	Major	$15,000–50,000
exterior siding · Significant peeling	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both New roof — Critical to safety and appearance ↑
• Both Paint and siding repair — Improves curb appeal and value ↑
• Both Landscaping and yard work — Enhances curb appeal and property 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: Pulaski County
• NCES district ID: 1304220
• Math proficiency: 34% ▬ 0.00%
• Reading proficiency: 36% ▲ 3.00%
• Median HH income: $37,759
• Composite: 29.18/100
• National rank: #6570
• State rank: #69 of 174 in GA

Livability — Hawkinsville

• Score: 57/100
• State rank: #461
• US rank: #21876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,726

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 10,556 people
• By 2030: 10,123 · -4.1%
• By 2040: 9,099 · -13.8%
• By 2050: 8,132 · -23.0%
• By 2075: 6,447 · -38.9%
• By 2100: 4,740 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 57% Black 32% Two or more races 6% Hispanic / Latino 6% Pacific Islander 2% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+40.5) · D 29.5% · R 70.0%
• 2008→2024 swing: -10.7pp toward R · 2008: -29.8pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+38.8 2016: R+37.0 2012: R+33.3 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.50%
• Current HPI: 233.8001
• 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

1 event — show timeline

• 2026-03-13 Listed $285,000 GAMLS