109 Edgewood Dr · Cordele, GA 31015

$119,000

2 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 23 Days on market

Built 1951 Est $171k · 30% under

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Why this score? — see what drove the C+ 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Original hardwood floors in living and dining rooms. Walk-in closets. Large pantry & amp; laundry room. Solid surface kitchen countertop. Paved drive with additional parking pad. Large den which could be an additional bedroom.

Key facts

• Paved drive
• Laundry room
• Walk-in closets

Tags

• ORIGINAL HARDWOOD FLOORS
• WALK-IN CLOSETS
• LARGE PANTRY
• LAUNDRY ROOM
• PAVED DRIVE
• ADDITIONAL PARKING PAD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.1% in Cordele — 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 53/100 on livability (#556 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Crisp County (rural): math 20% / reading 21% proficiency, ranked #143 of 174 in GA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 166 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 21 units permitted in Crisp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Crisp County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.03% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.22%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $170,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Schley Ave	0.21mi	3/2.0 (+1)	1,506 (+2%)	8mo	$171,000	$114	74
615 E 28th Ave	0.68mi	3/2.0 (+1)	1,449 (-1%)	1mo	$185,000	$128	60
1019 E 29th Ave	0.48mi	3/2.0 (+1)	1,377 (-6%)	12mo	$172,000	$125	52
724 E 26th Ave	0.49mi	3/2.0 (+1)	1,338 (-9%)	6mo	$183,500	$137	52
623 E 25th Ave	0.55mi	3/1.5 (+1)	1,379 (-6%)	10mo	$159,900	$116	48
1109 S Hickory St	0.37mi	3/1.0 (+1)	1,560 (+6%)	19mo	$149,000	$96	48
714 E 18th Ave	0.55mi	2/1.0	1,355 (-8%)	12mo	$166,200	$123	47
606 E 17th Ave	0.71mi	3/2.0 (+1)	1,448 (-2%)	16mo	$88,200	$61	46
1510 Pryor Way	0.37mi	3/2.0 (+1)	1,621 (+10%)	19mo	$177,500	$110	45
907 Rose Ln	0.27mi	3/1.5 (+1)	1,250 (-15%)	14mo	$85,000	$68	44
702 E 17th Ave	0.63mi	2/2.0	1,640 (+12%)	10mo	$162,050	$99	43
702 E 29th Ave	0.69mi	3/2.0 (+1)	1,352 (-8%)	21mo	$163,000	$121	32

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,026
• Equity at exit: $17,743

10-year hold

• IRR: 7.2%
• Equity multiple: 1.55×
• Total profit: $18,161
• Equity at exit: $10,289

Cash invested: $33,320 (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 31015

• Home prices YoY: -24.1%
• Active inventory: 166
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $256

Break-even live

Break-even rent $901

Max offer price $119,000

Occupancy floor 74%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1506 S Pecan St Cordele, GA	2.0–3.0	2.5	1350	$1,265	$0.94	21d	1	0.31mi
1516 S Pecan St Cordele, GA	2.0–3.0	1.0–1.5	910	$975	$1.07	21d	1	0.32mi
1516 E 20th Ave Cordele, GA	3.0	2.0	1100	$1,390	$1.26	21d	1	0.33mi

Listing history 16 events

1. 2026-06-18
   days on market $119,000 Active 23 DOM
2. 2026-06-17
   days on market $119,000 Active 22 DOM
3. 2026-06-16
   days on market $119,000 Active 21 DOM
4. 2026-06-15
   days on market $119,000 Active 20 DOM
5. 2026-06-13
   days on market $119,000 Active 18 DOM
6. 2026-06-12
   days on market $119,000 Active 17 DOM
7. 2026-06-09
   days on market $119,000 Active 14 DOM
8. 2026-06-08
   days on market $119,000 Active 13 DOM
9. 2026-06-07
   days on market $119,000 Active 12 DOM
10. 2026-06-07
    days on market $119,000 Active 11 DOM
11. 2026-06-04
    days on market $119,000 Active 8 DOM
12. 2026-06-02
    days on market $119,000 Active 7 DOM
13. 2026-06-01
    days on market $119,000 Active 6 DOM
14. 2026-05-31
    days on market $119,000 Active 5 DOM
15. 2026-05-31
    days on market $119,000 Active 4 DOM
16. 2026-05-26
    listed $119,000 Active

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $1,095 · $91/mo
• Expected delta: +$635/yr (+$53/mo · 137.9%)

ⓘ 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 3/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,704
• − Mortgage interest: −$6,666
• − Property taxes: −$460
• − Insurance: −$595
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$3,462
• Taxable income: $1,168
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $2,792/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: Crisp County
• NCES district ID: 1301560
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 21% ▼ -7.00%
• Median HH income: $32,681
• Composite: 16.68/100
• National rank: #9168
• State rank: #143 of 174 in GA

Livability — Cordele

• Score: 53/100
• State rank: #556
• US rank: #24483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cordele, GA
• Population (ZIP): 18,615

Population outlook (Crisp County) Hauer SSP2

• Today (2025): 21,484 people
• By 2030: 20,594 · -4.1%
• By 2040: 18,691 · -13.0%
• By 2050: 16,769 · -21.9%
• By 2075: 12,329 · -42.6%
• By 2100: 8,591 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 48% White 47% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Crisp

• 2024 margin: Strong R (+25.9) · D 36.9% · R 62.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -17.7pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+24.9 2016: R+22.7 2012: R+13.8 2008: R+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.99%
• Current HPI: 182.3676
• 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

• 2026-05-26 Listed $119,000 FSBO.com

Property tax history

+14.3%/yr

Latest (2025): $460 · +5.8% YoY. Source: county tax records.