832 5th Ave · Rochelle, GA 31079

$60,000

2 bd · 2.0 ba · 1,900 sqft · SingleFamily public records · 40 Days on market

Built 1978 Est $78k · 23% under

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Why this score? — see what drove the A- 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
• Appreciation +7.7/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

HANDYMAN SPECIAL & acirc; & euro; & ldquo; INVESTOR OPPORTUNITY This home is ready for a full renovation and offers an incredible opportunity for investors or buyers looking to restore a property with character. Located on a desirable corner lot in the charming, small-town community of Rochelle, Georgia, this property sits at just over 2,300 sq ft and offers plenty of space and potential. The home features unique details such as stained glass windows and classic fireplaces that showcase its original charm. With the right vision and updates, this property could be transformed into something truly special. This is a complete renovation project and is being sold as-is. Asking pri

Key facts

• Classic fireplaces
• Original charm
• Corner lot

Tags

• CORNER LOT
• STAINED GLASS WINDOWS
• CLASSIC FIREPLACES
• ORIGINAL CHARM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#349 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment 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.
• Zoned schools: Wilcox County Elementary School (math 33% / reading 27%, grade F, #627 of 1,228 statewide, top 51%, 564 students, 88% FRL); Wilcox County Middle School (math 44% / reading 42%, grade D-, #116 of 470 statewide, top 26%, 284 students, 88% FRL); Wilcox County High School (math 22% / reading 22%, grade F, #213 of 424 statewide, top 51%, 340 students, 88% FRL) — zoned schools average 88% FRL vs 72% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($415 loan paydown + $3k appreciation (5.4% 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 (5.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $60k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 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?
5. 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.
6. 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.
7. 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: 1.76% ✓
• Cap rate: 14.44%
• Cash-on-cash: 29.08%
• DSCR: 2.29
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $77,900
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1552 1st Ave	0.36mi	2/2.0	1,856 (-2%)	4mo	$35,000	$19	76
621 Gordon St	0.21mi	2/1.0	1,697 (-11%)	15mo	$69,000	$41	56
141 Ashley St	0.53mi	3/1.0 (+1)	1,710 (-10%)	10mo	$125,900	$74	41

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

Projected returns pro-forma

5.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 3.45×
• Total profit: $41,142
• Equity at exit: $35,448

10-year hold

• IRR: 36.8%
• Equity multiple: 7.04×
• Total profit: $101,401
• Equity at exit: $62,411

Cash invested: $16,800 (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 31079

• Home prices YoY: 3.2%
• Active inventory: 16
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$85 /mo · $1,025/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $407

Break-even live

Break-even rent $538

Max offer price $60,000

Occupancy floor 56%

Sensitivity live

Price	-10% $441	-5% $424	+0% $407	+5% $390	+10% $373
Rent	-10% $324	-5% $366	+0% $407	+5% $449	+10% $490
Rate	-1.0pp $437	-0.5pp $422	base $407	+0.5pp $392	+1.0pp $376

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $60,000 Active 40 DOM
2. 2026-06-21
   days on market $60,000 Active 39 DOM
3. 2026-06-18
   days on market $60,000 Active 37 DOM
4. 2026-06-17
   days on market $60,000 Active 36 DOM
5. 2026-06-16
   days on market $60,000 Active 35 DOM
6. 2026-06-15
   days on market $60,000 Active 34 DOM
7. 2026-06-13
   days on market $60,000 Active 32 DOM
8. 2026-06-12
   days on market $60,000 Active 31 DOM
9. 2026-06-09
   days on market $60,000 Active 28 DOM
10. 2026-06-08
    days on market $60,000 Active 27 DOM
11. 2026-06-07
    days on market $60,000 Active 26 DOM
12. 2026-06-07
    days on market $60,000 Active 25 DOM
13. 2026-06-04
    days on market $60,000 Active 22 DOM
14. 2026-06-02
    days on market $60,000 Active 21 DOM
15. 2026-06-01
    days on market $60,000 Active 20 DOM
16. 2026-05-31
    days on market $60,000 Active 19 DOM
17. 2026-05-31
    days on market $60,000 Active 18 DOM
18. 2026-05-12
    listed $60,000 Active 766-char remark
19. 2025-12-01
    soldstatus $40,000

ⓘ 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: $1,025 · $85/mo
• Projected year-2 tax: $1,025 · $85/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 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: $12,641
• − Mortgage interest: −$3,361
• − Property taxes: −$1,025
• − Insurance: −$300
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$1,745
• Taxable income: $4,187
• Est. tax owed @ 24.0%: −$1,005
• After-tax cash flow: $3,881/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 — Rochelle

• Score: 61/100
• State rank: #349
• US rank: #17953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochelle, GA
• City population: 2,731
• Population (ZIP): 2,731

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 23% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▲ 5.39%
• Current HPI: 174.5143
• 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

+50.0% since first listed

2 events — show timeline

• 2026-05-12 Listed $60,000 FSBO.com
• 2025-12-01 Sold (Public Records) $40,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,025 · +26.3% YoY. Source: county tax records.