917 Anderson St · Bainbridge, GA 39819

$29,000

1 bd · 2.0 ba · 1,135 sqft · Other public records · 23 Days on market

Built 1942 6,969 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

FOR SALE AT AUCTION: This property offers a strong value-add opportunity for investors looking for a renovation project. The home needs updates and repairs, but its existing structure, utilities, and traditional layout provide a solid base for modernization. Located in an established neighborhood with steady rental demand, it is well-suited for repositioning as a long-term rental or resale flip after improvements. From U. S. Highway 84 in Bainbridge, turn north onto South Scott Street. Continue for approximately 0.5 miles to Anderson Street. Turn right onto Anderson Street and travel a short distance to the property, which will be on the right. "Watch for Wiregrass Auction Group S

Key facts

• Existing structure
• Traditional layout
• Renovation project

Tags

• VALUE-ADD OPPORTUNITY
• RENOVATION PROJECT
• EXISTING STRUCTURE
• TRADITIONAL LAYOUT
• ESTABLISHED NEIGHBORHOOD
• STEADY RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath other listed at $29k.

Deal economics

• At list price, monthly cash flow is $708 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.
• Cap rate 35.6% vs local median 3.5% in Bainbridge — 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 60/100 on livability (#390 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Decatur County (town): math 27% / reading 31% proficiency, ranked #102 of 174 in GA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bainbridge Middle School (math 23% / reading 34%, grade F, #260 of 470 statewide, top 56%, 919 students, 100% FRL); Bainbridge High School (math 32% / reading 21%, grade F, #171 of 424 statewide, top 41%, 1,229 students, 100% FRL) — zoned schools average 100% FRL vs 77% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 39 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 138 units permitted in Decatur County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $200 of loan paydown is wiped out by about $870 of value loss. Plan a longer hold.
• Decatur County population projected at -17% 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $29k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,565 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — 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: 3.97% ✓
• Cap rate: 35.61%
• Cash-on-cash: 104.70%
• DSCR: 5.66
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.98×
• Total profit: $40,441
• Equity at exit: $4,324

10-year hold

• IRR: —
• Equity multiple: 12.50×
• Total profit: $93,391
• Equity at exit: $2,507

Cash invested: $8,120 (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 39819

• Home prices YoY: -15.6%
• Active inventory: 39
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$152
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $708

Break-even live

Break-even rent $255

Max offer price $29,000

Occupancy floor 33%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 S West St Bainbridge, GA	1.0–3.0	1.0–2.0	912	$1,020	$1.12	43d	1	0.48mi
1405 Avenue A Unit 16 Bainbridge, GA	2.0	1.0	720	$1,325	$1.84	43d	1	1.32mi
1403 Avenue A Unit A Bainbridge, GA	2.0	1.0	720	$1,275	$1.77	43d	1	1.32mi
1301 Avenue A Unit A Bainbridge, GA	2.0	1.0	720	$1,325	$1.84	43d	1	1.41mi

Listing history 3 events

1. 2026-02-04
   status Under Contract
2. 2025-10-08
   listed $29,000 New
3. 1981-12-01
   soldstatus $15,800

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $447 · $37/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,821
• − Mortgage interest: −$1,624
• − Property taxes: −$447
• − Insurance: −$145
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$844
• Taxable income: $8,550
• Est. tax owed @ 24.0%: −$2,052
• After-tax cash flow: $6,450/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: Decatur County
• NCES district ID: 1301710
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $33,273
• Composite: 23.76/100
• National rank: #7816
• State rank: #102 of 174 in GA

Livability — Bainbridge

• Score: 60/100
• State rank: #390
• US rank: #19507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bainbridge, GA
• Population (ZIP): 11,571

Population outlook (Decatur County) Hauer SSP2

• Today (2025): 25,871 people
• By 2030: 25,032 · -3.2%
• By 2040: 23,214 · -10.3%
• By 2050: 21,397 · -17.3%
• By 2075: 17,480 · -32.4%
• By 2100: 13,791 · -46.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 45% White 44% Hispanic / Latino 7% Two or more races 4% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Decatur

• 2024 margin: Strong R (+24.0) · D 37.9% · R 61.8%
• 2008→2024 swing: -9.8pp toward R · 2008: -14.1pp · 2024: -24.0pp
• All cycles: 2024: R+24.0 2020: R+17.0 2016: R+18.6 2012: R+11.8 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.85%
• Current HPI: 189.0996
• 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

+83.5% since first listed

3 events — show timeline

• 2026-02-04 Pending — GAMLS
• 2025-10-08 Listed $29,000 GAMLS
• 1981-12-01 Sold (Public Records) $15,800 Public Records

Property tax history

-0.0%/yr

Latest (2025): $447 · -20.9% YoY. Source: county tax records.