511 E 17th St · Alma, GA 31510

$92,500

3 bd · 1.0 ba · 756 sqft · SingleFamily public records · 32 Days on market

Built 1957 0.28 ac lot

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Appreciation +5.2/10.0
• Schools +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this 3 bedroom home located in Alma, Ga!

Key facts

• 0.28 acre lot
• Built 1957
• Listed 31 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: No on-site parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One level; Resale property
• Construction: Built in 1957; Vinyl siding; Composition roof; No basement
• Exterior features: City lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Heating present (other type); Cooling present (other type)
• Interior features: Other interior features
• Laundry & utility: Laundry features: other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $92k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#530 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities F.
• Bacon County (rural): math 48% / reading 36% proficiency, ranked #43 of 174 in GA (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bacon County Primary School (571 students, 90% FRL) — zoned schools average 90% FRL vs 58% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($640 loan paydown + $411 appreciation (0.4% local appreciation)).
• Bacon County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,725 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1957 — 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 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?
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: 1.06% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.40%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.52×
• Total profit: $13,506
• Equity at exit: $28,934

10-year hold

• IRR: 15.0%
• Equity multiple: 2.71×
• Total profit: $44,398
• Equity at exit: $36,482

Cash invested: $25,900 (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 31510

• Home prices YoY: 0.2%
• Active inventory: 37
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $225

Break-even live

Break-even rent $698

Max offer price $92,500

Occupancy floor 72%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $92,500 Active 32 DOM
2. 2026-06-17
   days on market $92,500 Active 31 DOM
3. 2026-06-16
   days on market $92,500 Active 30 DOM
4. 2026-06-15
   days on market $92,500 Active 29 DOM
5. 2026-06-13
   days on market $92,500 Active 27 DOM
6. 2026-06-12
   days on market $92,500 Active 26 DOM
7. 2026-06-09
   days on market $92,500 Active 23 DOM
8. 2026-06-08
   statusdays on market $92,500 Active 22 DOM
9. 2026-06-07
   pricestatusdays on market $92,500 Price Change 21 DOM
10. 2026-06-05
    statusdays on market $94,500 Active 19 DOM
11. 2026-06-04
    days on market $94,500 Price Change 17 DOM
12. 2026-06-02
    days on market $94,500 Price Change 16 DOM
13. 2026-06-01
    pricestatus $94,500 Price Change 15 DOM
14. 2026-06-01
    days on market $99,000 Active 15 DOM
15. 2026-05-31
    statusdays on market $99,000 Active 14 DOM
16. 2026-05-31
    days on market $99,000 New 13 DOM
17. 2026-05-12
    listed $99,000 New
18. 2026-04-29
    historical
19. 2025-03-28
    soldstatus $65,000 Closed 50-char remark

    Show marketing remark (50 chars)

    Check out this 3 bedroom home located in Alma, Ga!

20. 2025-02-08
    status Pending 50-char remark

    Show marketing remark (50 chars)

    Check out this 3 bedroom home located in Alma, Ga!

21. 2024-12-02
    listed $70,000 Active 50-char remark

    Show marketing remark (50 chars)

    Check out this 3 bedroom home located in Alma, Ga!

22. 2020-02-18
    listed $60,000

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $851 · $71/mo
• Expected delta: +$514/yr (+$43/mo · 152.7%)

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,791
• − Mortgage interest: −$5,181
• − Property taxes: −$337
• − Insurance: −$462
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$2,691
• Taxable income: $1,233
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $2,399/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: Bacon County
• NCES district ID: 1300150
• Math proficiency: 48% ▬ 0.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $35,087
• Composite: 34.79/100
• National rank: #5112
• State rank: #43 of 174 in GA

Livability — Alma

• Score: 54/100
• State rank: #530
• US rank: #23747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alma, GA
• Population (ZIP): 9,592

Population outlook (Bacon County) Hauer SSP2

• Today (2025): 11,676 people
• By 2030: 11,831 · +1.3%
• By 2040: 12,066 · +3.3%
• By 2050: 12,250 · +4.9%
• By 2075: 12,308 · +5.4%
• By 2100: 11,278 · -3.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 17% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Bacon

• 2024 margin: Solid R (+73.2) · D 13.3% · R 86.5%
• 2008→2024 swing: -15.5pp toward R · 2008: -57.7pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+72.7 2016: R+68.5 2012: R+58.6 2008: R+57.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.44%
• Current HPI: 236.7103
• 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

+65.0% since first listed

6 events — show timeline

• 2026-05-12 Listed $99,000 GAMLS
• 2026-04-29 Listing Removed — GAMLS
• 2025-03-28 Sold (MLS) $65,000 HABR
• 2025-02-08 Pending — HABR
• 2024-12-02 Listed $70,000 HABR
• 2020-02-18 Listed $60,000 GAMLS

Property tax history

+3.4%/yr

Latest (2025): $337 · -0.0% YoY. Source: county tax records.