217 W Madison Ave · Ashburn, GA 31714

$100,000

3 bd · 1.0 ba · 1,684 sqft · SingleFamily public records · 148 Days on market

Built 1913 0.34 ac lot $59/sqft · 24% below area Est $132k · 24% 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Appreciation +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

This home is located in Ashburn, GA only 3 miles from the interstate. Owners have installed new flooring, painted the interior, updated the bathrooms and the kitchen. The yard is fully fenced and there is a large shop/garage in the backyard.

Key facts

• New flooring
• Painted interior
• Updated bathrooms

Tags

• NEW FLOORING
• PAINTED INTERIOR
• UPDATED BATHROOMS
• UPDATED KITCHEN
• FULLY FENCED YARD
• LARGE SHOP GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#213 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, amenities F, commute F.
• Turner County (town): math 14% / reading 18% proficiency, ranked #158 of 174 in GA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 9 units permitted in Turner County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $2k appreciation (1.7% local appreciation)).
• Turner County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago 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.
• Current owner paid $32k; list at $100k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1913 — 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: 1.23% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.64%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

• ARV (median comp): $132,388
• List price: $100,000
• Delta: -24.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
645 S Main St	0.38mi	4/2.0 (+1)	1,546 (-8%)	4mo	$105,000	$68	56
372 E College Ave	0.53mi	3/1.0	1,489 (-12%)	6mo	$69,000	$46	52
454 E College Ave	0.65mi	2/2.0 (-1)	1,552 (-8%)	14mo	$139,900	$90	36
532 Evans St	0.68mi	3/2.0	1,558 (-8%)	24mo	$140,000	$90	32

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

Projected returns pro-forma

1.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.02×
• Total profit: $28,666
• Equity at exit: $37,956

10-year hold

• IRR: 21.7%
• Equity multiple: 3.79×
• Total profit: $78,090
• Equity at exit: $53,538

Cash invested: $28,000 (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 31714

• Home prices YoY: 0.8%
• Active inventory: 28
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $365

Break-even live

Break-even rent $770

Max offer price $100,000

Occupancy floor 65%

Sensitivity live

Price	-10% $421	-5% $393	+0% $365	+5% $337	+10% $308
Rent	-10% $268	-5% $316	+0% $365	+5% $414	+10% $462
Rate	-1.0pp $415	-0.5pp $390	base $365	+0.5pp $339	+1.0pp $313

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $100,000 Active 148 DOM
2. 2026-06-18
   days on market $100,000 Active 146 DOM
3. 2026-06-17
   days on market $100,000 Active 145 DOM
4. 2026-06-16
   days on market $100,000 Active 144 DOM
5. 2026-06-15
   days on market $100,000 Active 143 DOM
6. 2026-06-13
   days on market $100,000 Active 141 DOM
7. 2026-06-12
   days on market $100,000 Active 140 DOM
8. 2026-06-09
   days on market $100,000 Active 137 DOM
9. 2026-06-08
   days on market $100,000 Active 136 DOM
10. 2026-06-07
    days on market $100,000 Active 135 DOM
11. 2026-06-07
    days on market $100,000 Active 134 DOM
12. 2026-06-04
    days on market $100,000 Active 131 DOM
13. 2026-06-02
    days on market $100,000 Active 130 DOM
14. 2026-06-01
    days on market $100,000 Active 129 DOM
15. 2026-05-31
    days on market $100,000 Active 128 DOM
16. 2026-05-31
    days on market $100,000 Active 127 DOM
17. 2026-01-23
    listed $100,000 Active 241-char remark

    Show marketing remark (241 chars)

    This home is located in Ashburn, GA only 3 miles from the interstate. Owners have installed new flooring, painted the interior, updated the bathrooms and the kitchen. The yard is fully fenced and there is a large shop/garage in the backyard.

18. 2025-09-24
    listed $100,000 Active
19. 2025-07-25
    price $100,000
20. 2025-03-07
    listed $110,000 Active
21. 2024-09-17
    price $110,000
22. 2024-08-15
    listed $115,000 Active
23. 2021-03-01
    soldstatus $32,500
24. 2020-12-12
    listed $49,900

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$412/yr (+$34/mo · 81.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,784
• − Mortgage interest: −$5,602
• − Property taxes: −$508
• − Insurance: −$500
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,909
• Taxable income: $2,900
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $3,683/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: Turner County
• NCES district ID: 1305190
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 18% ▼ -9.00%
• Median HH income: $32,714
• Composite: 12.94/100
• National rank: #9578
• State rank: #158 of 174 in GA

Livability — Ashburn

• Score: 65/100
• State rank: #213
• US rank: #12791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashburn, GA
• Population (ZIP): 6,011

Population outlook (Turner County) Hauer SSP2

• Today (2025): 6,561 people
• By 2030: 5,905 · -10.0%
• By 2040: 4,899 · -25.3%
• By 2050: 4,246 · -35.3%
• By 2075: 3,606 · -45.0%
• By 2100: 3,471 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (52%)
• Race & ethnicity: Black 52% White 44% Two or more races 3%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Turner

• 2024 margin: Strong R (+28.5) · D 35.6% · R 64.1%
• 2008→2024 swing: -9.7pp toward R · 2008: -18.8pp · 2024: -28.5pp
• All cycles: 2024: R+28.5 2020: R+24.8 2016: R+25.1 2012: R+14.6 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.72%
• Current HPI: 227.6332
• 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

+100.4% since first listed

8 events — show timeline

• 2026-01-23 Listed $100,000 TBOR
• 2025-09-24 Listed $100,000 TBOR
• 2025-07-25 Price Changed $100,000 TBOR
• 2025-03-07 Listed $110,000 TBOR
• 2024-09-17 Price Changed $110,000 TBOR
• 2024-08-15 Listed $115,000 TBOR
• 2021-03-01 Sold (MLS) $32,500 TBOR
• 2020-12-12 Listed $49,900 TBOR

Property tax history

+6.0%/yr

Latest (2025): $508 · -1.2% YoY. Source: county tax records.