309 W Cypress St · Fitzgerald, GA 31750

$45,000

2 bd · 1.0 ba · 968 sqft · SingleFamily public records · 54 Days on market

Built 1978 0.31 ac lot $46/sqft · 31% below area Est $65k · 31% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bath home offers a solid investment opportunity with reliable rental income. Currently tenant-occupied and generating $500 per month, the property provides immediate cash flow for investors. The layout includes a functional living space, practical kitchen, and comfortable bedrooms. The property also features a chain-link fenced yard, adding convenience and security. With steady occupancy in place, this home is ideal for those seeking a low-maintenance addition to their portfolio with consistent income potential.

Key facts

• 0.31 acre lot
• Built 1978
• Listed 54 days

Tags

• CHAIN-LINK FENCED YARD

🏷️ Possibly a rental listed for sale. The $45,000 price doesn't fit this home's estimated sale value (~$65,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($967 rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 5.0% in Fitzgerald — 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 55/100 on livability (#513 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, schools F, crime F.
• Ben Hill County (rural): math 19% / reading 22% proficiency, ranked #145 of 174 in GA (top 83%) — 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: 124 active listings in the ZIP; 6 units permitted in Ben Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Ben Hill County population projected at -19% 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $45k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1978 — 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: 2.15% ✓
• Cap rate: 18.83%
• Cash-on-cash: 44.77%
• DSCR: 2.99
• GRM: 3.9

CMA / ARV

• ARV (median comp): $65,000
• List price: $45,000
• Delta: -30.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 W Orange St	0.17mi	3/2.0 (+1)	1,047 (+8%)	2mo	$94,870	$91	68
612 W Magnolia St	0.36mi	2/1.0	1,102 (+14%)	2mo	$65,000	$59	58
612 W Magnolia St Unit NA	0.36mi	2/1.0	1,102 (+14%)	2mo	$65,000	$59	58

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: 41.8%
• Equity multiple: 2.80×
• Total profit: $22,651
• Equity at exit: $6,710

10-year hold

• IRR: 48.0%
• Equity multiple: 5.63×
• Total profit: $58,292
• Equity at exit: $3,891

Cash invested: $12,600 (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 31750

• Home prices YoY: -8.0%
• Active inventory: 124
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $967 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $470

Break-even live

Break-even rent $372

Max offer price $45,000

Occupancy floor 46%

Sensitivity live

Price	-10% $496	-5% $483	+0% $470	+5% $457	+10% $445
Rent	-10% $394	-5% $432	+0% $470	+5% $508	+10% $546
Rate	-1.0pp $493	-0.5pp $482	base $470	+0.5pp $458	+1.0pp $447

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $45,000 Active 54 DOM
2. 2026-06-21
   days on market $45,000 Active 53 DOM
3. 2026-06-18
   days on market $45,000 Active 51 DOM
4. 2026-06-17
   days on market $45,000 Active 50 DOM
5. 2026-06-16
   days on market $45,000 Active 49 DOM
6. 2026-06-15
   days on market $45,000 Active 48 DOM
7. 2026-06-13
   days on market $45,000 Active 46 DOM
8. 2026-06-12
   days on market $45,000 Active 45 DOM
9. 2026-06-09
   days on market $45,000 Active 42 DOM
10. 2026-06-08
    days on market $45,000 Active 41 DOM
11. 2026-06-07
    days on market $45,000 Active 40 DOM
12. 2026-06-07
    days on market $45,000 Active 39 DOM
13. 2026-06-04
    days on market $45,000 Active 36 DOM
14. 2026-06-02
    days on market $45,000 Active 35 DOM
15. 2026-06-01
    days on market $45,000 Active 34 DOM
16. 2026-05-31
    days on market $45,000 Active 33 DOM
17. 2026-05-31
    days on market $45,000 Active 32 DOM
18. 2026-05-13
    status Active 535-char remark

    Show marketing remark (535 chars)

    This 2-bedroom, 1-bath home offers a solid investment opportunity with reliable rental income. Currently tenant-occupied and generating $500 per month, the property provides immediate cash flow for investors. The layout includes a functional living space, practical kitchen, and comfortable bedrooms. The property also features a chain-link fenced yard, adding convenience and security. With steady occupancy in place, this home is ideal for those seeking a low-maintenance addition to their portfolio with consistent income potential.

19. 2026-05-13
    price $45,000 535-char remark

    Show marketing remark (535 chars)

    This 2-bedroom, 1-bath home offers a solid investment opportunity with reliable rental income. Currently tenant-occupied and generating $500 per month, the property provides immediate cash flow for investors. The layout includes a functional living space, practical kitchen, and comfortable bedrooms. The property also features a chain-link fenced yard, adding convenience and security. With steady occupancy in place, this home is ideal for those seeking a low-maintenance addition to their portfolio with consistent income potential.

20. 2026-04-17
    listed $48,500 Active 535-char remark

    Show marketing remark (535 chars)

    This 2-bedroom, 1-bath home offers a solid investment opportunity with reliable rental income. Currently tenant-occupied and generating $500 per month, the property provides immediate cash flow for investors. The layout includes a functional living space, practical kitchen, and comfortable bedrooms. The property also features a chain-link fenced yard, adding convenience and security. With steady occupancy in place, this home is ideal for those seeking a low-maintenance addition to their portfolio with consistent income potential.

21. 2006-07-14
    soldstatus $28,000
22. 1992-08-27
    soldstatus $22,500

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $468 · $39/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $11,603
• − Mortgage interest: −$2,521
• − Property taxes: −$468
• − Insurance: −$225
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$1,309
• Taxable income: $5,223
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $4,387/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: Ben Hill County
• NCES district ID: 1300360
• Math proficiency: 19% ▼ -6.00%
• Reading proficiency: 22% ▼ -2.00%
• Median HH income: $30,617
• Composite: 16.47/100
• National rank: #9186
• State rank: #145 of 174 in GA

Livability — Fitzgerald

• Score: 55/100
• State rank: #513
• US rank: #23277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fitzgerald, GA
• Population (ZIP): 18,582

Population outlook (Ben Hill County) Hauer SSP2

• Today (2025): 16,426 people
• By 2030: 15,788 · -3.9%
• By 2040: 14,582 · -11.2%
• By 2050: 13,351 · -18.7%
• By 2075: 10,301 · -37.3%
• By 2100: 7,652 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Black 35% Hispanic / Latino 9% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Ben Hill

• 2024 margin: Solid R (+32.0) · D 33.8% · R 65.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -13.7pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+26.2 2016: R+27.6 2012: R+14.9 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.36%
• Current HPI: 200.1257
• 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

+100.0% since first listed

5 events — show timeline

• 2026-05-13 Relisted — TBOR
• 2026-05-13 Price Changed $45,000 TBOR
• 2026-04-17 Listed $48,500 TBOR
• 2006-07-14 Sold (Public Records) $28,000 Public Records
• 1992-08-27 Sold (Public Records) $22,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $468 · -1.9% YoY. Source: county tax records.