16540 Ga Highway 112 · Rochelle, GA 31079

$46,000

3 bd · 2.0 ba · 1,729 sqft · SingleFamily public records · 30 Days on market

Built 1980 1.20 ac lot ↓ 22% since listing

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Why this score? — see what drove the D 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 +11.9/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +3.5/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

3 bedrooms/ 2-bathroom ranch with 1,729 square feet of living space on a 1.2 acre lot of rural land. Property is being listed "as-is" with the trash. It will need repairs but has so much potential. Make it your own. Jump on this great deal before its gone! All buyers are responsible to confirm City, County, Zoning, Tax, and other records to their satisfaction before bidding. No inspection contingencies in contract. Absolutely no repairs before closing. This property is sold As-Is. This is a REO auction property.

Key facts

• 1.2 acre lot
• Garage
• Built 1980

🔨 Auction listing. The $46,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $162,053 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $-40 ($-482/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $45k (1.5% 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: schools D, amenities F, commute 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.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,310 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 11.3

CMA / ARV

• ARV (median comp): $162,053
• List price: $46,000
• Delta: -67.11%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.0%
• Equity multiple: 1.85×
• Total profit: $38,403
• Equity at exit: $95,742

10-year hold

• IRR: 13.7%
• Equity multiple: 3.57×
• Total profit: $116,578
• Equity at exit: $168,563

Cash invested: $45,375 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$850
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-40

Break-even live

Break-even rent $1,250

Max offer price $154,956

Occupancy floor 98%

Sensitivity live

Price	-10% $52	-5% $6	+0% $-40	+5% $-86	+10% $-132
Rent	-10% $-135	-5% $-88	+0% $-40	+5% $7	+10% $55
Rate	-1.0pp $41	-0.5pp $1	base $-40	+0.5pp $-82	+1.0pp $-125

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: $40,513
• Closing costs: $4,862
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $46,000 Active 30 DOM
2. 2026-06-18
   days on market $46,000 Active 28 DOM
3. 2026-06-17
   days on market $46,000 Active 27 DOM
4. 2026-06-16
   days on market $46,000 Active 26 DOM
5. 2026-06-15
   days on market $46,000 Active 25 DOM
6. 2026-06-13
   days on market $46,000 Active 23 DOM
7. 2026-06-12
   days on market $46,000 Active 22 DOM
8. 2026-06-09
   days on market $46,000 Active 19 DOM
9. 2026-06-08
   days on market $46,000 Active 18 DOM
10. 2026-06-07
    days on market $46,000 Active 17 DOM
11. 2026-06-07
    statusdays on market $46,000 Active 16 DOM
12. 2026-06-04
    days on market $46,000 New 13 DOM
13. 2026-06-02
    days on market $46,000 New 12 DOM
14. 2026-06-01
    days on market $46,000 New 11 DOM
15. 2026-05-31
    days on market $46,000 New 10 DOM
16. 2026-05-31
    days on market $46,000 New 9 DOM
17. 2026-04-21
    price $53,300
18. 2026-03-24
    price $57,900
19. 2026-02-18
    price $62,800
20. 2025-12-22
    listed $68,250 Active

ⓘ 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: $840 · $70/mo
• Projected year-2 tax: $840 · $70/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 ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,388
• − Mortgage interest: −$9,077
• − Property taxes: −$840
• − Insurance: −$810
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$4,714
• Taxable loss: −$3,357
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $324/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

• 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

-21.9% since first listed

4 events — show timeline

• 2026-04-21 Price Changed $53,300 CABOR
• 2026-03-24 Price Changed $57,900 CABOR
• 2026-02-18 Price Changed $62,800 CABOR
• 2025-12-22 Listed $68,250 CABOR

Property tax history

+0.4%/yr

Latest (2025): $840 · -4.2% YoY. Source: county tax records.