52 Edwards Kirkland Rd · Graham, GA 31539

$99,900

3 bd · 2.0 ba · 1,438 sqft · SingleFamily public records · 15 Days on market

Built 1900 1.21 ac lot

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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 +27.0/30.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled on 1.12 acres, this 3-bedroom, 2-bath property offers space, privacy, and endless possibilities. Enjoy the freedom of country living while remaining conveniently located to Hazlehurst and surrounding areas. Whether you're looking for a primary residence or investment opportunity, this property is one you won't want to miss.

Key facts

• 1.12 acres
• Country living
• Conveniently located

Tags

• 1.12 ACRES
• COUNTRY LIVING
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Residential mobile home
• Construction: Vinyl siding
• Exterior features: Metal roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Dishwasher; Refrigerator; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#485 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools F, crime F.
• Jeff Davis County (town): math 37% / reading 27% proficiency, ranked #88 of 174 in GA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 51 active listings in the ZIP; 10 units permitted in Jeff Davis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Jeff Davis County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 95% chance of damaging wind over 30y; severe 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 9.64%
• Cash-on-cash: 11.95%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $209,948
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
92 Rentz Woods Rd	0.28mi	3/2.0	1,508 (+5%)	16mo	$220,000	$146	65

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 3.58×
• Total profit: $72,123
• Equity at exit: $89,998

10-year hold

• IRR: 28.5%
• Equity multiple: 8.09×
• Total profit: $198,391
• Equity at exit: $194,084

Cash invested: $27,972 (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 31539

• Home prices YoY: 4.7%
• Active inventory: 51
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $279

Break-even live

Break-even rent $788

Max offer price $99,900

Occupancy floor 71%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $99,900 Active 15 DOM
2. 2026-06-17
   statusdays on market $99,900 Active 14 DOM
3. 2026-06-16
   days on market $99,900 New 13 DOM
4. 2026-06-15
   days on market $99,900 New 12 DOM
5. 2026-06-13
   days on market $99,900 New 10 DOM
6. 2026-06-12
   days on market $99,900 New 9 DOM
7. 2026-06-09
   days on market $99,900 New 6 DOM
8. 2026-06-08
   days on market $99,900 New 5 DOM
9. 2026-06-07
   days on market $99,900 New 4 DOM
10. 2026-06-07
    days on market $99,900 New 3 DOM
11. 2026-06-04
    remarks 333-char remark
12. 2026-06-04
    statuslisting id $99,900 New 1 DOM
13. 2026-06-03
    remarks 332-char remark
14. 2026-06-03
    listed $99,900 Active 1 DOM

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$235/yr (+$20/mo · 34.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,687
• − Mortgage interest: −$5,596
• − Property taxes: −$684
• − Insurance: −$500
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,906
• Taxable income: $1,811
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $2,908/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: Jeff Davis County
• NCES district ID: 1303000
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $35,039
• Composite: 26.48/100
• National rank: #7210
• State rank: #88 of 174 in GA

Livability — Graham

• Score: 56/100
• State rank: #485
• US rank: #22553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,117

Population outlook (Jeff Davis County) Hauer SSP2

• Today (2025): 14,544 people
• By 2030: 14,298 · -1.7%
• By 2040: 13,871 · -4.6%
• By 2050: 13,488 · -7.3%
• By 2075: 12,622 · -13.2%
• By 2100: 12,020 · -17.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 14% Hispanic / Latino 14% Two or more races 12%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1% Cuban 3%
• Common ancestry: Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Jeff Davis

• 2024 margin: Solid R (+68.3) · D 15.7% · R 84.0%
• 2008→2024 swing: -20.7pp toward R · 2008: -47.6pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+63.5 2016: R+62.9 2012: R+51.1 2008: R+47.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.92%
• Current HPI: 245.3619
• 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

1 event — show timeline

• 2026-06-02 Listed $99,900 TBOR

Property tax history

+11.1%/yr

Latest (2025): $684 · -2.5% YoY. Source: county tax records.