612 E 12th Ave · Cordele, GA 31015

$74,900

3 bd · 1.0 ba · 1,982 sqft · SingleFamily public records · 284 Days on market

Built 1914 $38/sqft · 45% below area Est $137k · 45% 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 +2.7/5.0
• 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

Investment Opportunity! This three-bedroom home is currently rented and is available to purchase. Located in great neighborhood near all restaurants and shopping in Cordele. Home has high ceilings and large front porch. Great rental investment or to buy to move in your family. Shown by appointment only!

Key facts

• Large front porch
• Built 1914
• Listed 284 days

Tags

• LARGE FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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; 1 comparable units currently listed for rent nearby; 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $75k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 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 1914 — 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. 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?
7. 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.
8. 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.
9. 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: 1.89% ✓
• Cap rate: 16.23%
• Cash-on-cash: 35.50%
• DSCR: 2.58
• GRM: 4.4

CMA / ARV

• ARV (median comp): $137,356
• List price: $74,900
• Delta: -45.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 E 13th Ave	0.07mi	3/2.0	1,928 (-3%)	7mo	$88,000	$46	82
812 E 14th Ave	0.29mi	3/2.0	2,060 (+4%)	1mo	$204,000	$99	75
411 E 13th Ave	0.19mi	3/2.0	1,872 (-6%)	7mo	$95,000	$51	72
316 E 17th Ave	0.46mi	3/2.0	1,950 (-2%)	9mo	$133,000	$68	64
720 E 13th Ave	0.18mi	3/2.0	2,171 (+10%)	12mo	$20,000	$9	62
624 E 19th Ave	0.53mi	3/2.0	2,074 (+5%)	8mo	$175,000	$84	57
301 E 7th Ave	0.49mi	3/1.0	1,808 (-9%)	9mo	$93,000	$51	55
310 S 3rd St	0.30mi	2/2.0 (-1)	1,868 (-6%)	19mo	$111,000	$59	52
608 E 20th Ave	0.62mi	3/2.5	1,973 (-0%)	16mo	$220,000	$112	51
515 E 18th Ave	0.43mi	3/1.0	2,244 (+13%)	17mo	$149,900	$67	43
604 E 20th Ave	0.61mi	4/2.0 (+1)	2,100 (+6%)	12mo	$198,500	$95	42
1011 E 21st Ave	0.75mi	3/2.0	1,800 (-9%)	24mo	$182,000	$101	26

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: 31.1%
• Equity multiple: 2.31×
• Total profit: $27,392
• Equity at exit: $11,168

10-year hold

• IRR: 38.3%
• Equity multiple: 4.57×
• Total profit: $74,776
• Equity at exit: $6,476

Cash invested: $20,972 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $620

Break-even live

Break-even rent $630

Max offer price $74,900

Occupancy floor 51%

Sensitivity live

Price	-10% $663	-5% $642	+0% $620	+5% $599	+10% $578
Rent	-10% $509	-5% $565	+0% $620	+5% $676	+10% $732
Rate	-1.0pp $658	-0.5pp $640	base $620	+0.5pp $601	+1.0pp $581

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1506 S Pecan St Cordele, GA	2.0–3.0	2.5	1350	$1,415	$1.05	21d	1	1.13mi

Listing history 26 events

1. 2026-06-21
   days on market $74,900 Active 284 DOM
2. 2026-06-18
   days on market $74,900 Active 282 DOM
3. 2026-06-17
   days on market $74,900 Active 281 DOM
4. 2026-06-16
   days on market $74,900 Active 280 DOM
5. 2026-06-15
   days on market $74,900 Active 279 DOM
6. 2026-06-13
   days on market $74,900 Active 277 DOM
7. 2026-06-12
   days on market $74,900 Active 276 DOM
8. 2026-06-09
   days on market $74,900 Active 273 DOM
9. 2026-06-08
   days on market $74,900 Active 272 DOM
10. 2026-06-07
    days on market $74,900 Active 271 DOM
11. 2026-06-07
    days on market $74,900 Active 270 DOM
12. 2026-06-04
    days on market $74,900 Active 267 DOM
13. 2026-06-02
    days on market $74,900 Active 266 DOM
14. 2026-06-01
    days on market $74,900 Active 265 DOM
15. 2026-05-31
    days on market $74,900 Active 264 DOM
16. 2026-05-31
    days on market $74,900 Active 263 DOM
17. 2026-03-18
    price $74,900 304-char remark

    Show marketing remark (304 chars)

    Investment Opportunity! This three-bedroom home is currently rented and is available to purchase. Located in great neighborhood near all restaurants and shopping in Cordele. Home has high ceilings and large front porch. Great rental investment or to buy to move in your family. Shown by appointment only!

18. 2026-03-18
    price $74,900 304-char remark

    Show marketing remark (304 chars)

    Investment Opportunity! This three-bedroom home is currently rented and is available to purchase. Located in great neighborhood near all restaurants and shopping in Cordele. Home has high ceilings and large front porch. Great rental investment or to buy to move in your family. Shown by appointment only!

19. 2026-01-27
    price $79,900 304-char remark

    Show marketing remark (304 chars)

    Investment Opportunity! This three-bedroom home is currently rented and is available to purchase. Located in great neighborhood near all restaurants and shopping in Cordele. Home has high ceilings and large front porch. Great rental investment or to buy to move in your family. Shown by appointment only!

20. 2026-01-27
    price $79,900 304-char remark

    Show marketing remark (304 chars)

    Investment Opportunity! This three-bedroom home is currently rented and is available to purchase. Located in great neighborhood near all restaurants and shopping in Cordele. Home has high ceilings and large front porch. Great rental investment or to buy to move in your family. Shown by appointment only!

21. 2025-12-30
    price $84,900 304-char remark

    Show marketing remark (304 chars)

    Investment Opportunity! This three-bedroom home is currently rented and is available to purchase. Located in great neighborhood near all restaurants and shopping in Cordele. Home has high ceilings and large front porch. Great rental investment or to buy to move in your family. Shown by appointment only!

22. 2025-12-30
    price $84,900 304-char remark

    Show marketing remark (304 chars)

    Investment Opportunity! This three-bedroom home is currently rented and is available to purchase. Located in great neighborhood near all restaurants and shopping in Cordele. Home has high ceilings and large front porch. Great rental investment or to buy to move in your family. Shown by appointment only!

23. 2025-09-09
    listed $88,900 Active 304-char remark

    Show marketing remark (304 chars)

    Investment Opportunity! This three-bedroom home is currently rented and is available to purchase. Located in great neighborhood near all restaurants and shopping in Cordele. Home has high ceilings and large front porch. Great rental investment or to buy to move in your family. Shown by appointment only!

24. 2025-09-08
    listed $88,900 New 304-char remark

    Show marketing remark (304 chars)

    Investment Opportunity! This three-bedroom home is currently rented and is available to purchase. Located in great neighborhood near all restaurants and shopping in Cordele. Home has high ceilings and large front porch. Great rental investment or to buy to move in your family. Shown by appointment only!

25. 2020-03-20
    soldstatus $27,000
26. 2020-01-08
    listed $38,000

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $880 · $73/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 ≥110°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: $16,980
• − Mortgage interest: −$4,196
• − Property taxes: −$880
• − Insurance: −$374
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$2,179
• Taxable income: $6,634
• Est. tax owed @ 24.0%: −$1,592
• After-tax cash flow: $5,854/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

• Census place: Cordele, GA
• 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

+97.1% since first listed

10 events — show timeline

• 2026-03-18 Price Changed $74,900 CABOR
• 2026-03-18 Price Changed $74,900 GAMLS
• 2026-01-27 Price Changed $79,900 CABOR
• 2026-01-27 Price Changed $79,900 GAMLS
• 2025-12-30 Price Changed $84,900 CABOR
• 2025-12-30 Price Changed $84,900 GAMLS
• 2025-09-09 Listed $88,900 CABOR
• 2025-09-08 Listed $88,900 GAMLS
• 2020-03-20 Sold (MLS) $27,000 CABOR
• 2020-01-08 Listed $38,000 CABOR

Property tax history

+38.7%/yr

Latest (2025): $880 · +10.4% YoY. Source: county tax records.