409 W Magnolia St · Fitzgerald, GA 31750

$29,900

3 bd · 2.0 ba · 1,454 sqft · SingleFamily public records · 419 Days on market

Built 1955 0.31 ac lot $21/sqft · 75% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks at 409 West Magnolia St. in Fitzgerald! This charming 1,454 sq ft Craftsman fixer-upper is packed with potential and ready for your vision. Whether you're an investor or a DIY enthusiast, this home offers the perfect canvas to renovate and build equity. Prime location near downtown Fitzgerald means convenience and charm are right at your doorstep. Update it to create your dream home or a profitable rental property. If you're good with a hammer and nail, don't miss the chance to make this diamond in the rough shine!

Key facts

• 0.31 acre lot
• Built 1955
• Listed 419 days

Tags

• PRIME LOCATION NEAR DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/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: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.8% vs local median 5.0% in Fitzgerald — 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 55/100 on livability (#513 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, crime F, amenities F.
• Ben Hill County (rural): math 19% / reading 22% proficiency, ranked #145 of 174 in GA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ben Hill County Primary School (864 students, 89% FRL); Ben Hill County Middle School (math 15% / reading 24%, grade F, #356 of 470 statewide, top 78%, 687 students, 89% FRL); Fitzgerald High School School College And Career Academy (math 20% / reading 12%, grade F, #287 of 424 statewide, top 68%, 861 students, 65% FRL).
• Market conditions: 124 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Ben Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Ben Hill 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 419 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $5k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $30k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 96% 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 $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 419 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 1955 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 3.84% ✓
• Cap rate: 34.83%
• Cash-on-cash: 101.91%
• DSCR: 5.53
• GRM: 2.2

CMA / ARV

• ARV (median comp): $120,335
• List price: $29,900
• Delta: -75.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 W Pine St	0.17mi	3/2.0	1,414 (-3%)	1mo	$185,000	$131	86
301 W Jessamine St	0.14mi	3/1.0	1,496 (+3%)	0mo	$160,000	$107	84
110 S Longstreet St	0.10mi	3/2.0	1,560 (+7%)	13mo	$178,000	$114	72
606 W Suwanee St	0.47mi	3/2.0	1,399 (-4%)	1mo	$77,900	$56	71
321 W Magnolia St	0.06mi	3/2.0	1,290 (-11%)	10mo	$139,900	$108	70
402 S Lee St	0.25mi	3/2.0	1,532 (+5%)	13mo	$76,500	$50	68
509 W Jessamine St	0.10mi	3/1.5	1,648 (+13%)	5mo	$100,594	$61	67
416 W Orange St	0.26mi	3/2.0	1,585 (+9%)	10mo	$130,000	$82	65
502 W Magnolia St	0.05mi	3/2.0	1,246 (-14%)	13mo	$179,000	$144	63
112 Perry House Rd	0.55mi	3/2.0	1,332 (-8%)	7mo	$159,900	$120	54
137 Atlantic Ave	0.73mi	3/1.0	1,422 (-2%)	6mo	$170,000	$120	54
121 Brunswick Ave	0.56mi	2/2.0 (-1)	1,309 (-10%)	10mo	$122,000	$93	44

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.83×
• Total profit: $40,450
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 12.18×
• Total profit: $93,579
• Equity at exit: $2,585

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 31750

• Home prices YoY: -8.0%
• Active inventory: 124
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$27 /mo · $329/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $711

Break-even live

Break-even rent $249

Max offer price $29,900

Occupancy floor 33%

Sensitivity live

Price	-10% $728	-5% $719	+0% $711	+5% $703	+10% $694
Rent	-10% $620	-5% $666	+0% $711	+5% $756	+10% $802
Rate	-1.0pp $726	-0.5pp $719	base $711	+0.5pp $703	+1.0pp $695

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Wilson Ave Fitzgerald, GA	2.0–3.0	1.5–2.0	1066	$1,149	$1.08	45d	4	1.28mi

Listing history 29 events

1. 2026-06-21
   days on market $29,900 Active 419 DOM
2. 2026-06-21
   days on market $29,900 Active 418 DOM
3. 2026-06-18
   days on market $29,900 Active 416 DOM
4. 2026-06-17
   days on market $29,900 Active 415 DOM
5. 2026-06-16
   days on market $29,900 Active 414 DOM
6. 2026-06-15
   days on market $29,900 Active 413 DOM
7. 2026-06-13
   days on market $29,900 Active 411 DOM
8. 2026-06-12
   days on market $29,900 Active 410 DOM
9. 2026-06-09
   days on market $29,900 Active 407 DOM
10. 2026-06-08
    days on market $29,900 Active 406 DOM
11. 2026-06-07
    days on market $29,900 Active 405 DOM
12. 2026-06-07
    days on market $29,900 Active 404 DOM
13. 2026-06-04
    days on market $29,900 Active 401 DOM
14. 2026-06-02
    days on market $29,900 Active 400 DOM
15. 2026-06-01
    days on market $29,900 Active 399 DOM
16. 2026-05-31
    days on market $29,900 Active 398 DOM
17. 2026-05-31
    days on market $29,900 Active 397 DOM
18. 2026-05-11
    status Active 539-char remark

    Show marketing remark (539 chars)

    Opportunity knocks at 409 West Magnolia St. in Fitzgerald! This charming 1,454 sq ft Craftsman fixer-upper is packed with potential and ready for your vision. Whether you're an investor or a DIY enthusiast, this home offers the perfect canvas to renovate and build equity. Prime location near downtown Fitzgerald means convenience and charm are right at your doorstep. Update it to create your dream home or a profitable rental property. If you're good with a hammer and nail, don't miss the chance to make this diamond in the rough shine!

19. 2026-04-28
    historical Active Under Contract 539-char remark

    Show marketing remark (539 chars)

    Opportunity knocks at 409 West Magnolia St. in Fitzgerald! This charming 1,454 sq ft Craftsman fixer-upper is packed with potential and ready for your vision. Whether you're an investor or a DIY enthusiast, this home offers the perfect canvas to renovate and build equity. Prime location near downtown Fitzgerald means convenience and charm are right at your doorstep. Update it to create your dream home or a profitable rental property. If you're good with a hammer and nail, don't miss the chance to make this diamond in the rough shine!

20. 2026-04-11
    price $29,900 539-char remark

    Show marketing remark (539 chars)

    Opportunity knocks at 409 West Magnolia St. in Fitzgerald! This charming 1,454 sq ft Craftsman fixer-upper is packed with potential and ready for your vision. Whether you're an investor or a DIY enthusiast, this home offers the perfect canvas to renovate and build equity. Prime location near downtown Fitzgerald means convenience and charm are right at your doorstep. Update it to create your dream home or a profitable rental property. If you're good with a hammer and nail, don't miss the chance to make this diamond in the rough shine!

21. 2026-01-23
    status Active 539-char remark

    Show marketing remark (539 chars)

    Opportunity knocks at 409 West Magnolia St. in Fitzgerald! This charming 1,454 sq ft Craftsman fixer-upper is packed with potential and ready for your vision. Whether you're an investor or a DIY enthusiast, this home offers the perfect canvas to renovate and build equity. Prime location near downtown Fitzgerald means convenience and charm are right at your doorstep. Update it to create your dream home or a profitable rental property. If you're good with a hammer and nail, don't miss the chance to make this diamond in the rough shine!

22. 2026-01-12
    historical Active Under Contract 539-char remark

    Show marketing remark (539 chars)

    Opportunity knocks at 409 West Magnolia St. in Fitzgerald! This charming 1,454 sq ft Craftsman fixer-upper is packed with potential and ready for your vision. Whether you're an investor or a DIY enthusiast, this home offers the perfect canvas to renovate and build equity. Prime location near downtown Fitzgerald means convenience and charm are right at your doorstep. Update it to create your dream home or a profitable rental property. If you're good with a hammer and nail, don't miss the chance to make this diamond in the rough shine!

23. 2025-04-28
    listed $34,900 Active 539-char remark

    Show marketing remark (539 chars)

    Opportunity knocks at 409 West Magnolia St. in Fitzgerald! This charming 1,454 sq ft Craftsman fixer-upper is packed with potential and ready for your vision. Whether you're an investor or a DIY enthusiast, this home offers the perfect canvas to renovate and build equity. Prime location near downtown Fitzgerald means convenience and charm are right at your doorstep. Update it to create your dream home or a profitable rental property. If you're good with a hammer and nail, don't miss the chance to make this diamond in the rough shine!

24. 2024-07-03
    soldstatus $18,000 Closed 227-char remark

    Show marketing remark (227 chars)

    Great opportunity for someone who is looking for a fixer upper! Buyers, invest and make it your own home or rent it. This house is in close proximity to downtown Fitzgerald and sits on 0.31-acre lot. Call for a showing today!

25. 2024-05-21
    status Active 227-char remark

    Show marketing remark (227 chars)

    Great opportunity for someone who is looking for a fixer upper! Buyers, invest and make it your own home or rent it. This house is in close proximity to downtown Fitzgerald and sits on 0.31-acre lot. Call for a showing today!

26. 2024-05-21
    price $25,000 227-char remark

    Show marketing remark (227 chars)

    Great opportunity for someone who is looking for a fixer upper! Buyers, invest and make it your own home or rent it. This house is in close proximity to downtown Fitzgerald and sits on 0.31-acre lot. Call for a showing today!

27. 2024-04-30
    status Active 227-char remark

    Show marketing remark (227 chars)

    Great opportunity for someone who is looking for a fixer upper! Buyers, invest and make it your own home or rent it. This house is in close proximity to downtown Fitzgerald and sits on 0.31-acre lot. Call for a showing today!

28. 2024-04-25
    historical Active Under Contract 227-char remark

    Show marketing remark (227 chars)

    Great opportunity for someone who is looking for a fixer upper! Buyers, invest and make it your own home or rent it. This house is in close proximity to downtown Fitzgerald and sits on 0.31-acre lot. Call for a showing today!

29. 2024-04-25
    listed $30,000 Active 227-char remark

    Show marketing remark (227 chars)

    Great opportunity for someone who is looking for a fixer upper! Buyers, invest and make it your own home or rent it. This house is in close proximity to downtown Fitzgerald and sits on 0.31-acre lot. Call for a showing today!

ⓘ 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: $329 · $27/mo
• Projected year-2 tax: $329 · $27/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $13,788
• − Mortgage interest: −$1,675
• − Property taxes: −$329
• − Insurance: −$150
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$870
• Taxable income: $8,558
• Est. tax owed @ 24.0%: −$2,054
• After-tax cash flow: $6,478/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: Ben Hill County
• NCES district ID: 1300360
• Math proficiency: 19% ▼ -6.00%
• Reading proficiency: 22% ▼ -2.00%
• Median HH income: $30,617
• Composite: 16.47/100
• National rank: #9186
• State rank: #145 of 174 in GA

Livability — Fitzgerald

• Score: 55/100
• State rank: #513
• US rank: #23277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fitzgerald, GA
• Population (ZIP): 18,582

Population outlook (Ben Hill County) Hauer SSP2

• Today (2025): 16,426 people
• By 2030: 15,788 · -3.9%
• By 2040: 14,582 · -11.2%
• By 2050: 13,351 · -18.7%
• By 2075: 10,301 · -37.3%
• By 2100: 7,652 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Black 35% Hispanic / Latino 9% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Ben Hill

• 2024 margin: Solid R (+32.0) · D 33.8% · R 65.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -13.7pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+26.2 2016: R+27.6 2012: R+14.9 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.36%
• Current HPI: 200.1257
• 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

-0.3% since first listed

12 events — show timeline

• 2026-05-11 Relisted — TBOR
• 2026-04-28 Contingent — TBOR
• 2026-04-11 Price Changed $29,900 TBOR
• 2026-01-23 Relisted — TBOR
• 2026-01-12 Contingent — TBOR
• 2025-04-28 Listed $34,900 TBOR
• 2024-07-03 Sold (MLS) $18,000 TBOR
• 2024-05-21 Relisted — TBOR
• 2024-05-21 Price Changed $25,000 TBOR
• 2024-04-30 Relisted — TBOR
• 2024-04-25 Contingent — TBOR
• 2024-04-25 Listed $30,000 TBOR

Property tax history

-0.7%/yr

Latest (2025): $329 · -0.6% YoY. Source: county tax records.