620 E Furlow St · Americus, GA 31709

$14,000

3 bd · 1.0 ba · 1,424 sqft · SingleFamily public records · 65 Days on market

Built 1942 0.25 ac lot ↓ 44% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Back on the market no fault to the seller. Investor special with serious potential! Located at 620 E Furlow St in the heart of Americus, this property is a true value-add opportunity perfect for a full rehab or tear-down and rebuild. Just minutes from downtown Americus, Georgia Southwestern State University, local shops, restaurants, and parks, with easy access to major roads. Whether you're looking to renovate, start fresh, or hold for future upside, this lot offers a solid footprint in an established area. Bring your vision and your crew, this one is all about the opportunity.

Key facts

• Established area
• Full rehab
• Solid footprint

Tags

• VALUE-ADD OPPORTUNITY
• FULL REHAB
• TEAR-DOWN AND REBUILD
• SOLID FOOTPRINT
• ESTABLISHED AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $889 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $13k (6.0% below list) — sets the bar for market timing.
• Cap rate 82.5% vs local median 4.8% in Americus — 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 50/100 on livability (#582 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Sumter County (rural): math 7% / reading 11% proficiency, ranked #170 of 174 in GA (top 98%) — 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.
• Market conditions: 28 active listings in the ZIP; 39 units permitted in Sumter County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $97 of loan paydown is wiped out by about $420 of value loss. Plan a longer hold.
• Sumter County population projected at -38% 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $6k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1942 — 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 $13,160 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 9.16% ✓
• Cap rate: 82.50%
• Cash-on-cash: 272.18%
• DSCR: 13.11
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $128,160
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Varsity Dr	0.09mi	3/2.0	1,505 (+6%)	1mo	$135,000	$90	82
726 Oglethorpe Ave	0.71mi	3/2.0	1,488 (+4%)	8mo	$52,000	$35	49
106 Cornelia Dr	0.53mi	3/1.0	1,537 (+8%)	19mo	$160,000	$104	46

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: —
• Equity multiple: 14.88×
• Total profit: $54,397
• Equity at exit: $2,087

10-year hold

• IRR: —
• Equity multiple: 31.72×
• Total profit: $120,435
• Equity at exit: $1,210

Cash invested: $3,920 (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 31709

• Home prices YoY: -26.8%
• Active inventory: 28
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$73
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $889

Break-even live

Break-even rent $157

Max offer price $14,000

Occupancy floor 26%

Sensitivity live

Price	-10% $897	-5% $893	+0% $889	+5% $885	+10% $881
Rent	-10% $788	-5% $838	+0% $889	+5% $940	+10% $990
Rate	-1.0pp $896	-0.5pp $893	base $889	+0.5pp $886	+1.0pp $882

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: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $14,000 Active 65 DOM
2. 2026-06-18
   days on market $14,000 Active 63 DOM
3. 2026-06-17
   days on market $14,000 Active 62 DOM
4. 2026-06-16
   days on market $14,000 Active 61 DOM
5. 2026-06-15
   days on market $14,000 Active 60 DOM
6. 2026-06-13
   days on market $14,000 Active 58 DOM
7. 2026-06-12
   days on market $14,000 Active 57 DOM
8. 2026-06-09
   days on market $14,000 Active 54 DOM
9. 2026-06-08
   statusdays on market $14,000 Active 53 DOM
10. 2026-06-07
    days on market $14,000 Back On Market 52 DOM
11. 2026-06-07
    remarks 585-char remark
12. 2026-06-07
    statusdays on market $14,000 Back On Market 51 DOM
13. 2026-03-28
    status Under Contract
14. 2026-03-03
    price $14,000
15. 2026-02-23
    status Back On Market
16. 2026-02-10
    status Under Contract
17. 2026-02-09
    price $15,900
18. 2026-01-24
    listed $19,900 New
19. 2024-06-28
    historical
20. 2024-06-28
    historical
21. 2024-06-21
    listed $25,000 New
22. 2024-06-21
    listed $25,000 Active
23. 2024-06-13
    historical
24. 2024-06-13
    historical
25. 2024-06-11
    listed $25,000 Active
26. 2024-06-11
    listed $25,000 New

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $540 · $45/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $15,394
• − Mortgage interest: −$784
• − Property taxes: −$540
• − Insurance: −$70
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$407
• Taxable income: $11,129
• Est. tax owed @ 24.0%: −$2,671
• After-tax cash flow: $7,999/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: Sumter County
• NCES district ID: 1304620
• Math proficiency: 7% ▼ -15.00%
• Reading proficiency: 11% ▼ -11.00%
• Median HH income: $33,494
• Composite: 7.21/100
• National rank: #9961
• State rank: #170 of 174 in GA

Livability — Americus

• Score: 50/100
• State rank: #582
• US rank: #25593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Americus, GA
• Population (ZIP): 14,966

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 26,953 people
• By 2030: 24,861 · -7.8%
• By 2040: 20,500 · -23.9%
• By 2050: 16,694 · -38.1%
• By 2075: 9,901 · -63.3%
• By 2100: 5,570 · -79.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 49% White 40% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Sumter

• 2024 margin: Toss-up / Even · D 50.9% · R 48.7%
• 2008→2024 swing: -3.8pp toward R · 2008: 6.0pp · 2024: 2.2pp
• All cycles: 2024: D+2.2 2020: D+4.8 2016: D+2.2 2012: D+8.4 2008: D+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.58%
• Current HPI: 154.3605
• 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

-44.0% since first listed

14 events — show timeline

• 2026-03-28 Pending — GAMLS
• 2026-03-03 Price Changed $14,000 GAMLS
• 2026-02-23 Relisted — GAMLS
• 2026-02-10 Pending — GAMLS
• 2026-02-09 Price Changed $15,900 GAMLS
• 2026-01-24 Listed $19,900 GAMLS
• 2024-06-28 Listing Removed — FMLS
• 2024-06-28 Listing Removed — GAMLS
• 2024-06-21 Listed $25,000 FMLS
• 2024-06-21 Listed $25,000 GAMLS
• 2024-06-13 Listing Removed — GAMLS
• 2024-06-13 Listing Removed — FMLS
• 2024-06-11 Listed $25,000 GAMLS
• 2024-06-11 Listed $25,000 FMLS

Property tax history

+6.2%/yr

Latest (2025): $540 · -2.1% YoY. Source: county tax records.