1065 Beverly St · Ochlocknee, GA 31773

$79,900

3 bd · 1.0 ba · 1,721 sqft · SingleFamily public records · 39 Days on market

Built 1939 0.45 ac lot $46/sqft · 48% below area Est $155k · 48% under

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Why this score? — see what drove the A- 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
• Appreciation +8.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This unique property offers not one, but two separate living spaces, perfect for generating rental income or multi-generational living. The main house features 3 bedrooms and 1 bathroom, providing a comfortable family home. Just steps away, the detached garage has been converted into a 1-bedroom, 1-bath unit, ideal for a rental tenant or private guest suite.

Key facts

• 0.45 acre lot
• Built 1939
• Listed 38 days

Tags

• TWO SEPARATE LIVING SPACES
• DETACHED GARAGE CONVERTED

Property features AI

Exterior

• Parking: Carport; Open parking
• Utilities: Connected to public water; Connected to public sewer
• Home design: Single-family residence; One story; Frame construction
• Construction: Frame construction; Shingle roof; Built as a one-story home
• Exterior features: Front porch; Chain link fencing; Corner lot

Interior

• Flooring: Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window unit cooling
• Interior features: Tile, vinyl, and wood flooring
• Laundry & utility: Common area laundry

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$154,862) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#559 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Thomas County (rural): math 27% / reading 32% proficiency, ranked #97 of 174 in GA (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 27 active listings in the ZIP; 213 units permitted in Thomas County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($552 loan paydown + $6k appreciation (7.7% local appreciation)).
• Thomas County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($78k) 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 1939 — 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1939 — 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 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?
5. Crime grade is D 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: 1.79% ✓
• Cap rate: 15.82%
• Cash-on-cash: 34.04%
• DSCR: 2.51
• GRM: 4.7

CMA / ARV

• ARV (median comp): $154,862
• List price: $79,900
• Delta: -48.41%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4019 N Main St	0.18mi	3/1.5	1,815 (+6%)	13mo	$180,000	$99	69
3024 Willow St	0.36mi	4/2.0 (+1)	1,960 (+14%)	8mo	$180,000	$92	44

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

Projected returns pro-forma

7.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.0%
• Equity multiple: 4.21×
• Total profit: $71,788
• Equity at exit: $59,071

10-year hold

• IRR: 42.5%
• Equity multiple: 8.97×
• Total profit: $178,201
• Equity at exit: $115,732

Cash invested: $22,372 (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 31773

• Home prices YoY: 3.2%
• Active inventory: 27
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $635

Break-even live

Break-even rent $628

Max offer price $79,900

Occupancy floor 51%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $79,900 Active 39 DOM
2. 2026-06-18
   days on market $79,900 Active 38 DOM
3. 2026-06-17
   days on market $79,900 Active 37 DOM
4. 2026-06-16
   days on market $79,900 Active 36 DOM
5. 2026-06-15
   days on market $79,900 Active 35 DOM
6. 2026-06-14
   days on market $79,900 Active 33 DOM
7. 2026-06-12
   days on market $79,900 Active 32 DOM
8. 2026-06-09
   days on market $79,900 Active 29 DOM
9. 2026-06-08
   days on market $79,900 Active 28 DOM
10. 2026-06-07
    days on market $79,900 Active 27 DOM
11. 2026-06-07
    days on market $79,900 Active 26 DOM
12. 2026-06-03
    days on market $79,900 Active 23 DOM
13. 2026-06-02
    days on market $79,900 Active 22 DOM
14. 2026-06-01
    days on market $79,900 Active 21 DOM
15. 2026-05-31
    days on market $79,900 Active 20 DOM
16. 2026-05-31
    days on market $79,900 Active 19 DOM
17. 2026-05-11
    listed $79,900 Active 360-char remark

    Show marketing remark (360 chars)

    This unique property offers not one, but two separate living spaces, perfect for generating rental income or multi-generational living. The main house features 3 bedrooms and 1 bathroom, providing a comfortable family home. Just steps away, the detached garage has been converted into a 1-bedroom, 1-bath unit, ideal for a rental tenant or private guest suite.

18. 2026-05-11
    listed $79,900 Active 360-char remark

    Show marketing remark (360 chars)

    This unique property offers not one, but two separate living spaces, perfect for generating rental income or multi-generational living. The main house features 3 bedrooms and 1 bathroom, providing a comfortable family home. Just steps away, the detached garage has been converted into a 1-bedroom, 1-bath unit, ideal for a rental tenant or private guest suite.

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$209/yr (+$17/mo · 39.6%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,177
• − Mortgage interest: −$4,476
• − Property taxes: −$526
• − Insurance: −$400
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$2,324
• Taxable income: $6,702
• Est. tax owed @ 24.0%: −$1,609
• After-tax cash flow: $6,007/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: Thomas County
• NCES district ID: 1304890
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $41,341
• Composite: 24.95/100
• National rank: #7565
• State rank: #97 of 174 in GA

Livability — Ochlocknee

• Score: 53/100
• State rank: #559
• US rank: #24362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ochlocknee, GA
• City population: 4,040
• Population (ZIP): 4,040

Population outlook (Thomas County) Hauer SSP2

• Today (2025): 45,303 people
• By 2030: 45,052 · -0.6%
• By 2040: 44,034 · -2.8%
• By 2050: 42,310 · -6.6%
• By 2075: 37,569 · -17.1%
• By 2100: 30,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 14% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Portuguese 1% Italian 1%
• Foreign-born: 0% · Vietnam
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Thomas

• 2024 margin: Strong R (+24.1) · D 37.8% · R 61.9%
• 2008→2024 swing: -8.3pp toward R · 2008: -15.8pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.5 2016: R+21.8 2012: R+18.5 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.70%
• Current HPI: 249.2072
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-11 Listed $79,900 TABRMLS
• 2026-05-11 Listed $79,900 MBOR

Property tax history

-1.4%/yr

Latest (2025): $526 · -1.2% YoY. Source: county tax records.