306 Bell St · Abbeville, GA 31001

$29,900

2 bd · 1.0 ba · 1,523 sqft · SingleFamily public records · 21 Days on market

Built 1950 0.51 ac lot

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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 +7.5/15.0
• Appreciation +6.1/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great investment project! This Abbeville home needs work but has solid bones and strong potential for a profitable fix-and-flip. Perfect for investors or contractors ready to add value through renovation. Bring your vision and turn this diamond in the rough into a winner in South Georgia. Key Details: Excellent rehab potential Ideal cash buyer project Abbeville, GA location Serious investors. schedule a showing today and don't miss this opportunity!

Key facts

• Rehab potential
• Investment project
• 0.51 acre lot

Tags

• REHAB POTENTIAL
• INVESTMENT PROJECT

Property features AI

Exterior

• Parking: Attached carport (1 covered space); 1 total parking space; Concrete parking surface
• Utilities: Public water; Sewer connected
• Home design: Manufactured home; One story
• Construction: Vinyl siding; Metal roof; Crawl space
• Exterior features: Deck; Partially wooded lot; Wooded, level lot; Paved public road access; Street lights in community

Interior

• Kitchen: Double oven
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Ceiling fan(s) (cooling listed as none)
• Interior features: Ceiling fan(s); Fireplace (other type)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#428 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• Wilcox County (rural): math 36% / reading 34% proficiency, ranked #73 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $849 of equity ($207 loan paydown + $642 appreciation (2.1% local appreciation)).
• Wilcox County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,451 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 3.62% ✓
• Cap rate: 32.43%
• Cash-on-cash: 93.33%
• DSCR: 5.15
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $146,208
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 W College St	0.30mi	3/2.0 (+1)	1,502 (-1%)	6mo	$144,200	$96	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 97.1%
• Equity multiple: 6.23×
• Total profit: $43,761
• Equity at exit: $12,032

10-year hold

• IRR: 97.1%
• Equity multiple: 12.87×
• Total profit: $99,401
• Equity at exit: $17,511

Cash invested: $8,372 (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 31001

• Home prices YoY: 2.1%
• Active inventory: 21
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $651

Break-even live

Break-even rent $259

Max offer price $29,900

Occupancy floor 35%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $29,900 Active 21 DOM
2. 2026-06-17
   days on market $29,900 Active 20 DOM
3. 2026-06-16
   days on market $29,900 Active 19 DOM
4. 2026-06-15
   days on market $29,900 Active 18 DOM
5. 2026-06-13
   days on market $29,900 Active 16 DOM
6. 2026-06-12
   days on market $29,900 Active 15 DOM
7. 2026-06-09
   days on market $29,900 Active 12 DOM
8. 2026-06-08
   days on market $29,900 Active 11 DOM
9. 2026-06-07
   days on market $29,900 Active 10 DOM
10. 2026-06-07
    days on market $29,900 Active 9 DOM
11. 2026-06-04
    days on market $29,900 Active 6 DOM
12. 2026-06-02
    remarks 459-char remark
13. 2026-06-02
    listed $29,900 Active 5 DOM

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $428 · $36/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 ≥108°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,003
• − Mortgage interest: −$1,675
• − Property taxes: −$428
• − Insurance: −$150
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$870
• Taxable income: $7,801
• Est. tax owed @ 24.0%: −$1,872
• After-tax cash flow: $5,942/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: Wilcox County
• NCES district ID: 1305730
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $32,741
• Composite: 28.71/100
• National rank: #6685
• State rank: #73 of 174 in GA

Livability — Abbeville

• Score: 58/100
• State rank: #428
• US rank: #20968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, GA
• Population (ZIP): 4,323

Population outlook (Wilcox County) Hauer SSP2

• Today (2025): 8,207 people
• By 2030: 7,894 · -3.8%
• By 2040: 7,387 · -10.0%
• By 2050: 6,884 · -16.1%
• By 2075: 5,503 · -32.9%
• By 2100: 4,115 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Black 42% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Wilcox

• 2024 margin: Solid R (+49.2) · D 25.3% · R 74.5%
• 2008→2024 swing: -11.8pp toward R · 2008: -37.3pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+47.0 2016: R+41.8 2012: R+31.7 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.15%
• Current HPI: 104.9016
• 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

1 event — show timeline

• 2026-05-29 Listed $29,900 CABOR

Property tax history

+25.2%/yr

Latest (2025): $428 · +18.9% YoY. Source: county tax records.