142 Ruby St · Cordele, GA 31015

$102,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 58 Days on market

Built 2000 0.52 ac lot $102/sqft · at area comps Est $105k · at est.

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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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +8.3/15.0
• 1% rule +7.2/10.0
• 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 MLS

Great Investment property or private home! three-bedroom, one full bath home just minutes from restaurants and stores in Cordele! This home currently rents for $800 per month. Would make a great home for a young family or a first-time home buyer especially since this property is priced to sell! Call listing agent for showing!

Key facts

• 0.52 acre lot
• Built 2000
• Listed 58 days

Property features AI

Finance

• Other: Lot is approximately 0.52 acre
• HOA & community: No HOA

Exterior

• Parking: No dedicated parking
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single-family house; Residential resale; One story
• Construction: Built in 2000; Vinyl siding; Metal roof; 1008 square feet of above-grade finished living area
• Exterior features: Level lot

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: One-level living; Family room; Dining room and living room combo
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $100k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.9% 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: 173 active listings in the ZIP; 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 $711 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $99,813 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.22% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.84%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

• ARV (median comp): $104,771
• List price: $102,900
• Delta: -1.79%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.4%
• Equity multiple: 1.21×
• Total profit: $5,987
• Equity at exit: $15,343

10-year hold

• IRR: 14.8%
• Equity multiple: 2.19×
• Total profit: $34,324
• Equity at exit: $8,897

Cash invested: $28,812 (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: 173
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $356

Break-even live

Break-even rent $809

Max offer price $102,900

Occupancy floor 67%

Sensitivity live

Price	-10% $414	-5% $385	+0% $356	+5% $327	+10% $298
Rent	-10% $257	-5% $306	+0% $356	+5% $406	+10% $456
Rate	-1.0pp $408	-0.5pp $382	base $356	+0.5pp $330	+1.0pp $302

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: $25,725
• Closing costs: $3,087
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $102,900 Active 58 DOM
2. 2026-06-21
   days on market $102,900 Active 57 DOM
3. 2026-06-18
   days on market $102,900 Active 55 DOM
4. 2026-06-17
   days on market $102,900 Active 54 DOM
5. 2026-06-16
   days on market $102,900 Active 53 DOM
6. 2026-06-15
   days on market $102,900 Active 52 DOM
7. 2026-06-13
   days on market $102,900 Active 50 DOM
8. 2026-06-12
   days on market $102,900 Active 49 DOM
9. 2026-06-09
   days on market $102,900 Active 46 DOM
10. 2026-06-08
    days on market $102,900 Active 45 DOM
11. 2026-06-07
    days on market $102,900 Active 44 DOM
12. 2026-06-07
    days on market $102,900 Active 43 DOM
13. 2026-06-04
    days on market $102,900 Active 40 DOM
14. 2026-06-02
    days on market $102,900 Active 39 DOM
15. 2026-06-01
    days on market $102,900 Active 38 DOM
16. 2026-05-31
    days on market $102,900 Active 37 DOM
17. 2026-05-31
    days on market $102,900 Active 36 DOM
18. 2026-04-24
    listed $102,900 New 327-char remark

    Show marketing remark (327 chars)

    Great Investment property or private home! three-bedroom, one full bath home just minutes from restaurants and stores in Cordele! This home currently rents for $800 per month. Would make a great home for a young family or a first-time home buyer especially since this property is priced to sell! Call listing agent for showing!

19. 2026-04-24
    listed $102,900 Active 327-char remark

    Show marketing remark (327 chars)

    Great Investment property or private home! three-bedroom, one full bath home just minutes from restaurants and stores in Cordele! This home currently rents for $800 per month. Would make a great home for a young family or a first-time home buyer especially since this property is priced to sell! Call listing agent for showing!

ⓘ 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: $682 · $57/mo
• Projected year-2 tax: $947 · $79/mo
• Expected delta: +$264/yr (+$22/mo · 38.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 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: $15,122
• − Mortgage interest: −$5,764
• − Property taxes: −$682
• − Insurance: −$514
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$2,993
• Taxable income: $2,748
• Est. tax owed @ 24.0%: −$660
• After-tax cash flow: $3,615/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

• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-24 Listed $102,900 CABOR
• 2026-04-24 Listed $102,900 GAMLS

Property tax history

+5.0%/yr

Latest (2025): $682 · -0.8% YoY. Source: county tax records.