2 Forest Ave · Butler, GA 31006

$69,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 173 Days on market

Built 1940 10,454 sqft lot $83/sqft · at area comps Est $71k · at est.

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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 +8.4/15.0
• Appreciation +7.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

This charming 840-square-foot cottage offers the perfect blend of accessibility, durability, and a prime location. Wrapped in low-maintenance vinyl siding with a long-lasting metal roof, this 2-bedroom, 1-bath home is designed for easy living. The exterior features a "cute" sitting front porch ideal for morning coffee, while the rear of the home includes a small deck and a wheelchair ramp for effortless entry. Situated on a generous .24+/-acre lot, you are just a short stroll away from local grocery stores and the vibrant amenities of downtown. Whether you are looking for a starter home, a manageable retirement retreat, or a savvy investment, this property delivers convenience and character in one package. Shown by appointment only.

Key facts

• Small deck
• Generous lot
• Sitting front porch

Tags

• LOW MAINTENANCE VINYL SIDING
• LONG LASTING METAL ROOF
• SITTING FRONT PORCH
• SMALL DECK
• GENEROUS LOT
• SHORT STROLL TO GROCERY STORES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#301 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Taylor County (rural): math 18% / reading 21% proficiency, ranked #147 of 174 in GA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 11 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($483 loan paydown + $3k appreciation (4.8% local appreciation)).
• Taylor County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $70k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; major 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.81% ✓
• Cap rate: 15.92%
• Cash-on-cash: 34.38%
• DSCR: 2.53
• GRM: 4.6

CMA / ARV

• ARV (median comp): $71,368
• List price: $69,900
• Delta: -2.06%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

4.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.9%
• Equity multiple: 3.62×
• Total profit: $51,204
• Equity at exit: $38,962

10-year hold

• IRR: 41.0%
• Equity multiple: 7.35×
• Total profit: $124,212
• Equity at exit: $66,712

Cash invested: $19,572 (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 31006

• Home prices YoY: 2.8%
• Active inventory: 12
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $561

Break-even live

Break-even rent $559

Max offer price $69,900

Occupancy floor 51%

Sensitivity live

Price	-10% $600	-5% $580	+0% $561	+5% $541	+10% $521
Rent	-10% $460	-5% $511	+0% $561	+5% $611	+10% $661
Rate	-1.0pp $596	-0.5pp $578	base $561	+0.5pp $543	+1.0pp $524

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-12
   statusdays on market $69,900 Under Contract 173 DOM
2. 2026-06-09
   days on market $69,900 Active 172 DOM
3. 2026-06-08
   days on market $69,900 Active 171 DOM
4. 2026-06-07
   days on market $69,900 Active 170 DOM
5. 2026-06-07
   days on market $69,900 Active 169 DOM
6. 2026-06-04
   days on market $69,900 Active 166 DOM
7. 2026-06-02
   days on market $69,900 Active 165 DOM
8. 2026-06-01
   days on market $69,900 Active 164 DOM
9. 2026-05-31
   days on market $69,900 Active 163 DOM
10. 2026-05-31
    days on market $69,900 Active 162 DOM
11. 2026-05-11
    price $69,900 754-char remark

    Show marketing remark (754 chars)

    This charming 840-square-foot cottage offers the perfect blend of accessibility, durability, and a prime location. Wrapped in low-maintenance vinyl siding with a long-lasting metal roof, this 2-bedroom, 1-bath home is designed for easy living. The exterior features a "cute" sitting front porch ideal for morning coffee, while the rear of the home includes a small deck and a wheelchair ramp for effortless entry. Situated on a generous .24+/-acre lot, you are just a short stroll away from local grocery stores and the vibrant amenities of downtown. Whether you are looking for a starter home, a manageable retirement retreat, or a savvy investment, this property delivers convenience and character in one package. Shown by appointment only.

12. 2026-03-24
    price $79,900 754-char remark

    Show marketing remark (754 chars)

    This charming 840-square-foot cottage offers the perfect blend of accessibility, durability, and a prime location. Wrapped in low-maintenance vinyl siding with a long-lasting metal roof, this 2-bedroom, 1-bath home is designed for easy living. The exterior features a "cute" sitting front porch ideal for morning coffee, while the rear of the home includes a small deck and a wheelchair ramp for effortless entry. Situated on a generous .24+/-acre lot, you are just a short stroll away from local grocery stores and the vibrant amenities of downtown. Whether you are looking for a starter home, a manageable retirement retreat, or a savvy investment, this property delivers convenience and character in one package. Shown by appointment only.

13. 2025-12-19
    listed $89,900 New 754-char remark

    Show marketing remark (754 chars)

    This charming 840-square-foot cottage offers the perfect blend of accessibility, durability, and a prime location. Wrapped in low-maintenance vinyl siding with a long-lasting metal roof, this 2-bedroom, 1-bath home is designed for easy living. The exterior features a "cute" sitting front porch ideal for morning coffee, while the rear of the home includes a small deck and a wheelchair ramp for effortless entry. Situated on a generous .24+/-acre lot, you are just a short stroll away from local grocery stores and the vibrant amenities of downtown. Whether you are looking for a starter home, a manageable retirement retreat, or a savvy investment, this property delivers convenience and character in one package. Shown by appointment only.

14. 2021-10-18
    soldstatus $44,000
15. 2021-09-04
    listed $47,500
16. 2021-08-25
    soldstatus $173,100
17. 2008-04-01
    soldstatus $70,000
18. 1993-01-05
    soldstatus $21,500

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $643 · $54/mo
• Expected delta: +$96/yr (+$8/mo · 17.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,220
• − Mortgage interest: −$3,915
• − Property taxes: −$547
• − Insurance: −$350
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$2,033
• Taxable income: $5,939
• Est. tax owed @ 24.0%: −$1,425
• After-tax cash flow: $5,303/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: Taylor County
• NCES district ID: 1304800
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 21% ▼ -8.00%
• Median HH income: $29,041
• Composite: 15.49/100
• National rank: #9306
• State rank: #147 of 174 in GA

Livability — Butler

• Score: 62/100
• State rank: #301
• US rank: #16317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Butler, GA
• Population (ZIP): 4,360

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 7,545 people
• By 2030: 7,061 · -6.4%
• By 2040: 6,054 · -19.8%
• By 2050: 5,065 · -32.9%
• By 2075: 3,489 · -53.8%
• By 2100: 2,665 · -64.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (53%)
• Race & ethnicity: Black 53% White 45% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 1% · South Korea
• Languages at home: 99% English-only · Korean 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+31.0) · D 34.3% · R 65.3%
• 2008→2024 swing: -17.4pp toward R · 2008: -13.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+26.9 2016: R+22.5 2012: R+10.7 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.85%
• Current HPI: 177.2227
• 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

+225.1% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $69,900 GAMLS
• 2026-03-24 Price Changed $79,900 GAMLS
• 2025-12-19 Listed $89,900 GAMLS
• 2021-10-18 Sold (MLS) $44,000 CGMLS
• 2021-09-04 Listed $47,500 CGMLS
• 2021-08-25 Sold (Public Records) $173,100 Public Records
• 2008-04-01 Sold (Public Records) $70,000 Public Records
• 1993-01-05 Sold (Public Records) $21,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $547 · -0.3% YoY. Source: county tax records.