1370 Ga Highway 22 E · Gray, GA 31033

$99,000

3 bd · 2.0 ba · 2,029 sqft · SingleFamily public records · 98 Days on market

Built 1900 0.50 ac lot $49/sqft · 63% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 1370 GA Highway 22 in Haddock, a fantastic opportunity to own a 3-bedroom, 2-bathroom home boasting 2,029 square feet of living space. This property is perfect for investors or anyone looking for a project to transform into their dream home. Step inside to discover a cozy living room complete with a fireplace, creating the ideal spot for relaxing on cooler evenings. The home features hardwood flooring throughout, offering a comfortable and inviting ambiance. With a spacious layout and great bones, this property is primed for creative updates and enhancements. Nestled on a generous lot, this property provides ample outdoor space, perfect for gardening, entertaining, or simply enjoying the serene surroundings. Conveniently located near local amenities, this home offers both charm and potential. Don't miss this incredible investment opportunity in a desirable location. Schedule a showing today and envision the possibilities at 1370 GA Highway 22!

Key facts

• Hardwood flooring
• Ample outdoor space
• Cozy living room

Tags

• COZY LIVING ROOM
• FIREPLACE
• HARDWOOD FLOORING
• SPACIOUS LAYOUT
• GENEROUS LOT
• AMPLE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.2% in Gray — 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 76/100 on livability (#26 in GA, #3,600 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Jones County (rural): math 32% / reading 34% proficiency, ranked #72 of 174 in GA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 106 units permitted in Jones County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($684 loan paydown + $6k appreciation (6.3% local appreciation)).
• Jones County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $99k implies a 296% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 D-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: 1.34% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

• ARV (median comp): $265,853
• List price: $99,000
• Delta: -62.76%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

6.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 3.04×
• Total profit: $56,537
• Equity at exit: $64,436

10-year hold

• IRR: 28.4%
• Equity multiple: 6.25×
• Total profit: $145,513
• Equity at exit: $118,801

Cash invested: $27,720 (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 31033

• Home prices YoY: 2.8%
• Active inventory: 20
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $406

Break-even live

Break-even rent $814

Max offer price $99,000

Occupancy floor 64%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-09
   days on market $99,000 Active 98 DOM
2. 2026-06-08
   days on market $99,000 Active 97 DOM
3. 2026-06-07
   days on market $99,000 Active 96 DOM
4. 2026-06-02
   days on market $99,000 Active 91 DOM
5. 2026-06-01
   days on market $99,000 Active 90 DOM
6. 2026-05-31
   days on market $99,000 Active 89 DOM
7. 2026-05-30
   days on market $99,000 Active 88 DOM
8. 2026-04-20
   price $99,000 968-char remark

   Show marketing remark (968 chars)

   Welcome to 1370 GA Highway 22 in Haddock, a fantastic opportunity to own a 3-bedroom, 2-bathroom home boasting 2,029 square feet of living space. This property is perfect for investors or anyone looking for a project to transform into their dream home. Step inside to discover a cozy living room complete with a fireplace, creating the ideal spot for relaxing on cooler evenings. The home features hardwood flooring throughout, offering a comfortable and inviting ambiance. With a spacious layout and great bones, this property is primed for creative updates and enhancements. Nestled on a generous lot, this property provides ample outdoor space, perfect for gardening, entertaining, or simply enjoying the serene surroundings. Conveniently located near local amenities, this home offers both charm and potential. Don't miss this incredible investment opportunity in a desirable location. Schedule a showing today and envision the possibilities at 1370 GA Highway 22!

9. 2026-04-20
   price $99,000 968-char remark

   Show marketing remark (968 chars)

   Welcome to 1370 GA Highway 22 in Haddock, a fantastic opportunity to own a 3-bedroom, 2-bathroom home boasting 2,029 square feet of living space. This property is perfect for investors or anyone looking for a project to transform into their dream home. Step inside to discover a cozy living room complete with a fireplace, creating the ideal spot for relaxing on cooler evenings. The home features hardwood flooring throughout, offering a comfortable and inviting ambiance. With a spacious layout and great bones, this property is primed for creative updates and enhancements. Nestled on a generous lot, this property provides ample outdoor space, perfect for gardening, entertaining, or simply enjoying the serene surroundings. Conveniently located near local amenities, this home offers both charm and potential. Don't miss this incredible investment opportunity in a desirable location. Schedule a showing today and envision the possibilities at 1370 GA Highway 22!

10. 2026-03-03
    listed $110,000 Active 968-char remark

    Show marketing remark (968 chars)

    Welcome to 1370 GA Highway 22 in Haddock, a fantastic opportunity to own a 3-bedroom, 2-bathroom home boasting 2,029 square feet of living space. This property is perfect for investors or anyone looking for a project to transform into their dream home. Step inside to discover a cozy living room complete with a fireplace, creating the ideal spot for relaxing on cooler evenings. The home features hardwood flooring throughout, offering a comfortable and inviting ambiance. With a spacious layout and great bones, this property is primed for creative updates and enhancements. Nestled on a generous lot, this property provides ample outdoor space, perfect for gardening, entertaining, or simply enjoying the serene surroundings. Conveniently located near local amenities, this home offers both charm and potential. Don't miss this incredible investment opportunity in a desirable location. Schedule a showing today and envision the possibilities at 1370 GA Highway 22!

11. 2026-03-02
    listed $110,000 New 968-char remark

    Show marketing remark (968 chars)

    Welcome to 1370 GA Highway 22 in Haddock, a fantastic opportunity to own a 3-bedroom, 2-bathroom home boasting 2,029 square feet of living space. This property is perfect for investors or anyone looking for a project to transform into their dream home. Step inside to discover a cozy living room complete with a fireplace, creating the ideal spot for relaxing on cooler evenings. The home features hardwood flooring throughout, offering a comfortable and inviting ambiance. With a spacious layout and great bones, this property is primed for creative updates and enhancements. Nestled on a generous lot, this property provides ample outdoor space, perfect for gardening, entertaining, or simply enjoying the serene surroundings. Conveniently located near local amenities, this home offers both charm and potential. Don't miss this incredible investment opportunity in a desirable location. Schedule a showing today and envision the possibilities at 1370 GA Highway 22!

12. 2026-02-28
    historical
13. 2025-11-19
    price $120,000
14. 2025-11-19
    price $120,000
15. 2025-09-15
    listed $125,000 New
16. 2025-04-30
    historical
17. 2025-04-11
    price $140,000
18. 2025-04-11
    price $140,000
19. 2025-01-22
    price $150,000
20. 2025-01-22
    price $150,000
21. 2024-12-30
    listed $185,000 New
22. 2019-03-07
    soldstatus $25,000
23. 2019-03-07
    soldstatus $25,000
24. 2019-02-18
    listed $35,700
25. 2019-02-07
    listed $35,700
26. 1997-09-05
    soldstatus $78,000

ⓘ 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: $993 · $83/mo
• Projected year-2 tax: $993 · $83/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,945
• − Mortgage interest: −$5,546
• − Property taxes: −$993
• − Insurance: −$495
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$2,880
• Taxable income: $3,480
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $4,043/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: Jones County
• NCES district ID: 1303150
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $51,630
• Composite: 28.84/100
• National rank: #6649
• State rank: #72 of 174 in GA

Livability — Gray

• Score: 76/100
• State rank: #26
• US rank: #3600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,552

Population outlook (Jones County) Hauer SSP2

• Today (2025): 28,682 people
• By 2030: 28,394 · -1.0%
• By 2040: 27,246 · -5.0%
• By 2050: 25,575 · -10.8%
• By 2075: 21,857 · -23.8%
• By 2100: 17,453 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 27% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Serbian 2% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+38.0) · D 30.8% · R 68.8%
• 2008→2024 swing: -12.2pp toward R · 2008: -25.8pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+33.9 2016: R+34.7 2012: R+28.7 2008: R+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.35%
• Current HPI: 236.239
• 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

+26.9% since first listed

19 events — show timeline

• 2026-04-20 Price Changed $99,000 MGMLS
• 2026-04-20 Price Changed $99,000 GAMLS
• 2026-03-03 Listed $110,000 MGMLS
• 2026-03-02 Listed $110,000 GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2025-11-19 Price Changed $120,000 GAMLS
• 2025-11-19 Price Changed $120,000 MGMLS
• 2025-09-15 Listed $125,000 GAMLS
• 2025-04-30 Listing Removed — GAMLS
• 2025-04-11 Price Changed $140,000 MGMLS
• 2025-04-11 Price Changed $140,000 GAMLS
• 2025-01-22 Price Changed $150,000 MGMLS
• 2025-01-22 Price Changed $150,000 GAMLS
• 2024-12-30 Listed $185,000 GAMLS
• 2019-03-07 Sold (MLS) $25,000 LCBR
• 2019-03-07 Sold (MLS) $25,000 GAMLS
• 2019-02-18 Listed $35,700 LCBR
• 2019-02-07 Listed $35,700 GAMLS
• 1997-09-05 Sold (Public Records) $78,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $993 · -13.7% YoY. Source: county tax records.