505 N Fieldstone Dr · Ocilla, GA 31774

$93,500

3 bd · 1.5 ba · 1,159 sqft · SingleFamily public records · 75 Days on market

Built 1982 0.30 ac lot

---

Why this score? — see what drove the C+ 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Home would be perfect For a first-time buyer, an investor looking to add to their rental portfolio, or someone looking to downsize. With 3 bedrooms, and 1.5 bath and some updates already completed, this Metal Roof Home is ready for a new owner. House sits on 0.30 size lot and has a great yard. Seller is Motivated and ready for a quick offer. THIS HOME IS NOT FOR RENT.

Key facts

• Metal roof
• Nice yard
• 0.3 acre lot

Tags

• METAL ROOF
• NICE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $88k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#239 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime C-, schools F, amenities F.
• Irwin County (rural): math 37% / reading 38% proficiency, ranked #57 of 174 in GA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 32 units permitted in Irwin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $646 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Irwin County population projected at -19% 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 $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y 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 $16k; list at $94k implies a 467% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $87,890 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.14% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.12%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,666
• Equity at exit: $13,941

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $23,027
• Equity at exit: $8,084

Cash invested: $26,180 (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 31774

• Home prices YoY: -10.5%
• Active inventory: 23
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$490
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $264

Break-even live

Break-even rent $727

Max offer price $93,500

Occupancy floor 70%

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: $23,375
• Closing costs: $2,805
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-04-08
   status Pending 375-char remark

   Show marketing remark (375 chars)

   This Home would be perfect For a first-time buyer, an investor looking to add to their rental portfolio, or someone looking to downsize. With 3 bedrooms, and 1.5 bath and some updates already completed, this Metal Roof Home is ready for a new owner. House sits on 0.30 size lot and has a great yard. Seller is Motivated and ready for a quick offer. THIS HOME IS NOT FOR RENT.

2. 2026-04-08
   status Under Contract

   Show marketing remark (375 chars)

   This Home would be perfect For a first-time buyer, an investor looking to add to their rental portfolio, or someone looking to downsize. With 3 bedrooms, and 1.5 bath and some updates already completed, this Metal Roof Home is ready for a new owner. House sits on 0.30 size lot and has a great yard. Seller is Motivated and ready for a quick offer. THIS HOME IS NOT FOR RENT.

3. 2026-04-01
   status Back On Market
4. 2026-03-31
   historical
5. 2026-02-22
   status Back On Market
6. 2026-02-17
   status Under Contract
7. 2026-02-11
   status Back On Market

   Show marketing remark (375 chars)

   This Home would be perfect For a first-time buyer, an investor looking to add to their rental portfolio, or someone looking to downsize. With 3 bedrooms, and 1.5 bath and some updates already completed, this Metal Roof Home is ready for a new owner. House sits on 0.30 size lot and has a great yard. Seller is Motivated and ready for a quick offer. THIS HOME IS NOT FOR RENT.

8. 2026-02-11
   status Active 375-char remark

   Show marketing remark (375 chars)

   This Home would be perfect For a first-time buyer, an investor looking to add to their rental portfolio, or someone looking to downsize. With 3 bedrooms, and 1.5 bath and some updates already completed, this Metal Roof Home is ready for a new owner. House sits on 0.30 size lot and has a great yard. Seller is Motivated and ready for a quick offer. THIS HOME IS NOT FOR RENT.

9. 2026-01-29
   historical Active Under Contract 375-char remark

   Show marketing remark (375 chars)

   This Home would be perfect For a first-time buyer, an investor looking to add to their rental portfolio, or someone looking to downsize. With 3 bedrooms, and 1.5 bath and some updates already completed, this Metal Roof Home is ready for a new owner. House sits on 0.30 size lot and has a great yard. Seller is Motivated and ready for a quick offer. THIS HOME IS NOT FOR RENT.

10. 2026-01-29
    status Under Contract

    Show marketing remark (375 chars)

    This Home would be perfect For a first-time buyer, an investor looking to add to their rental portfolio, or someone looking to downsize. With 3 bedrooms, and 1.5 bath and some updates already completed, this Metal Roof Home is ready for a new owner. House sits on 0.30 size lot and has a great yard. Seller is Motivated and ready for a quick offer. THIS HOME IS NOT FOR RENT.

11. 2026-01-03
    listed $93,500 Active 375-char remark

    Show marketing remark (375 chars)

    This Home would be perfect For a first-time buyer, an investor looking to add to their rental portfolio, or someone looking to downsize. With 3 bedrooms, and 1.5 bath and some updates already completed, this Metal Roof Home is ready for a new owner. House sits on 0.30 size lot and has a great yard. Seller is Motivated and ready for a quick offer. THIS HOME IS NOT FOR RENT.

12. 2026-01-03
    listed $93,500 New

    Show marketing remark (375 chars)

    This Home would be perfect For a first-time buyer, an investor looking to add to their rental portfolio, or someone looking to downsize. With 3 bedrooms, and 1.5 bath and some updates already completed, this Metal Roof Home is ready for a new owner. House sits on 0.30 size lot and has a great yard. Seller is Motivated and ready for a quick offer. THIS HOME IS NOT FOR RENT.

13. 2025-07-30
    historical
14. 2025-06-30
    price $65,900
15. 2025-06-09
    price $70,000
16. 2025-06-04
    status Back On Market
17. 2025-05-19
    status Under Contract
18. 2025-05-12
    price $75,000
19. 2025-05-07
    price $85,500
20. 2025-04-30
    listed $95,900 New
21. 2025-03-17
    price $105,000
22. 2024-11-04
    price $115,000
23. 2024-08-15
    listed $120,000 Active
24. 2019-12-19
    soldstatus $16,500
25. 2019-10-01
    listed $21,500

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $860 · $72/mo
• Expected delta: +$320/yr (+$27/mo · 59.2%)

ⓘ 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 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,741
• − Mortgage interest: −$5,237
• − Property taxes: −$540
• − Insurance: −$468
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$2,720
• Taxable income: $1,737
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $2,757/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: Irwin County
• NCES district ID: 1302910
• Math proficiency: 37% ▬ 0.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $36,963
• Composite: 31.18/100
• National rank: #6047
• State rank: #57 of 174 in GA

Livability — Ocilla

• Score: 65/100
• State rank: #239
• US rank: #13595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocilla, GA
• Population (ZIP): 5,788

Population outlook (Irwin County) Hauer SSP2

• Today (2025): 8,644 people
• By 2030: 8,322 · -3.7%
• By 2040: 7,634 · -11.7%
• By 2050: 6,990 · -19.1%
• By 2075: 5,885 · -31.9%
• By 2100: 5,006 · -42.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 39% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 1%
• Foreign-born: 1%

Political lean MEDSL · Irwin

• 2024 margin: Solid R (+54.2) · D 22.7% · R 76.9%
• 2008→2024 swing: -17.4pp toward R · 2008: -36.8pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+51.0 2016: R+49.8 2012: R+37.6 2008: R+36.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.44%
• Current HPI: 216.6609
• 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

+334.9% since first listed

25 events — show timeline

• 2026-04-08 Pending — CGMLS
• 2026-04-08 Pending — GAMLS
• 2026-04-01 Relisted — GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-02-22 Relisted — GAMLS
• 2026-02-17 Pending — GAMLS
• 2026-02-11 Relisted — GAMLS
• 2026-02-11 Relisted — CGMLS
• 2026-01-29 Contingent — CGMLS
• 2026-01-29 Pending — GAMLS
• 2026-01-03 Listed $93,500 GAMLS
• 2026-01-03 Listed $93,500 CGMLS
• 2025-07-30 Listing Removed — GAMLS
• 2025-06-30 Price Changed $65,900 GAMLS
• 2025-06-09 Price Changed $70,000 GAMLS
• 2025-06-04 Relisted — GAMLS
• 2025-05-19 Pending — GAMLS
• 2025-05-12 Price Changed $75,000 GAMLS
• 2025-05-07 Price Changed $85,500 GAMLS
• 2025-04-30 Listed $95,900 GAMLS
• 2025-03-17 Price Changed $105,000 TBOR
• 2024-11-04 Price Changed $115,000 TBOR
• 2024-08-15 Listed $120,000 TBOR
• 2019-12-19 Sold (MLS) $16,500 TBOR
• 2019-10-01 Listed $21,500 TBOR

Property tax history

+2.1%/yr

Latest (2024): $540 · +76.9% YoY. Source: county tax records.