1764 Kennedy Pond Rd · Register, GA 30458

$159,000

1 bd · 1.0 ba · 570 sqft · Other public records · 31 Days on market

Built 1975 8,712 sqft lot

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Why this score? — see what drove the F 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 +9.0/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a getaway spot?!?! How about this Cute 1 bedroom, 1 bath clubhouse on Lake Deborah. This is the perfect place for guys wanting to hangout and fish. Contact us today. This property has been virtually staged for your viewing enjoyment.

Key facts

• Full kitchen
• Outdoor amenities
• Gazebo

Tags

• WATERFRONT CABIN
• FULL KITCHEN
• OUTDOOR AMENITIES
• GAZEBO
• EXTENDED DECK

Property features AI

Finance

• Other: Parcel on public records; Approximately 0.2 acre lot (8,712 sq ft); Agent owned listing
• HOA & community: No HOA; Community features include a lake

Exterior

• Parking: No designated parking
• Utilities: Shared well water; Septic tank; Individual electric meters; Individual water meters; Sewer connected
• Home design: Residential income, multi-family house; Resale property
• Construction: Built in 1975; Wood siding and other exterior materials; Slab foundation
• Exterior features: Lake nearby (Kennedy Pond)

Interior

• Heating & cooling: Has heating (type: Other); Ceiling fans; Window units
• Interior features: One level; No basement; No fireplaces
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $159k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (35.0% below list).
• Recommended offer: $103k (35.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#290 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety F.
• Bulloch County (rural): math 32% / reading 33% proficiency, ranked #85 of 174 in GA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nevils Elementary School (math 43% / reading 38%, grade F, #419 of 1,228 statewide, top 35%, 481 students, 51% FRL); Southeast Bulloch Middle School (math 40% / reading 40%, grade F, #144 of 470 statewide, top 31%, 827 students, 43% FRL); Southeast Bulloch High School (math 32% / reading 32%, grade F, #110 of 424 statewide, top 28%, 1,156 students, 40% FRL).
• Market conditions: Rents rising (+1.6%/yr); 335 active listings in the ZIP; 668 units permitted in Bulloch County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Bulloch County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $82k; list at $159k implies a 94% gain — meaningful room to come down on a strong offer.

Recommended offer $103,284 (35.0% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.65% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.21×
• Total profit: $-35,246
• Equity at exit: $23,707

10-year hold

• IRR: -21.6%
• Equity multiple: -0.05×
• Total profit: $-46,949
• Equity at exit: $13,747

Cash invested: $44,520 (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 30458

• Home prices YoY: -32.1%
• Rents YoY: 1.6%
• Active inventory: 335
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-125

Break-even live

Break-even rent $1,192

Max offer price $136,853

Occupancy floor —

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $159,000 Active 31 DOM
2. 2026-06-18
   days on market $159,000 Active 30 DOM
3. 2026-06-17
   days on market $159,000 Active 29 DOM
4. 2026-06-16
   days on market $159,000 Active 28 DOM
5. 2026-06-15
   days on market $159,000 Active 27 DOM
6. 2026-06-14
   days on market $159,000 Active 25 DOM
7. 2026-06-13
   days on market $159,000 Active 24 DOM
8. 2026-06-10
   days on market $159,000 Active 22 DOM
9. 2026-06-09
   days on market $159,000 Active 21 DOM
10. 2026-06-08
    days on market $159,000 Active 20 DOM
11. 2026-06-07
    days on market $159,000 Active 19 DOM
12. 2026-06-05
    days on market $159,000 Active 16 DOM
13. 2026-06-03
    days on market $159,000 Active 15 DOM
14. 2026-06-03
    statusdays on market $159,000 Active 14 DOM
15. 2026-06-01
    days on market $159,000 New 13 DOM
16. 2026-05-31
    days on market $159,000 New 12 DOM
17. 2026-05-30
    days on market $159,000 New 11 DOM
18. 2026-04-01
    listed $159,000 New
19. 2023-02-24
    soldstatus $82,000 Sold 247-char remark

    Show marketing remark (247 chars)

    Looking for a getaway spot?!?! How about this Cute 1 bedroom, 1 bath clubhouse on Lake Deborah. This is the perfect place for guys wanting to hangout and fish. Contact us today. This property has been virtually staged for your viewing enjoyment.

20. 2023-02-10
    status Under Contract 247-char remark

    Show marketing remark (247 chars)

    Looking for a getaway spot?!?! How about this Cute 1 bedroom, 1 bath clubhouse on Lake Deborah. This is the perfect place for guys wanting to hangout and fish. Contact us today. This property has been virtually staged for your viewing enjoyment.

21. 2023-01-29
    status Pending Offer Approval 247-char remark

    Show marketing remark (247 chars)

    Looking for a getaway spot?!?! How about this Cute 1 bedroom, 1 bath clubhouse on Lake Deborah. This is the perfect place for guys wanting to hangout and fish. Contact us today. This property has been virtually staged for your viewing enjoyment.

22. 2023-01-24
    listed $49,900 New 247-char remark

    Show marketing remark (247 chars)

    Looking for a getaway spot?!?! How about this Cute 1 bedroom, 1 bath clubhouse on Lake Deborah. This is the perfect place for guys wanting to hangout and fish. Contact us today. This property has been virtually staged for your viewing enjoyment.

23. 2018-11-05
    soldstatus $58,800
24. 2018-11-02
    soldstatus $58,750 147-char remark

    Show marketing remark (147 chars)

    Great Getaway! 1BR/1BA cabin on Kennedy Pond. Beautiful view of the water with lake access. Personal dock. Covered deck...perfect for entertaining.

25. 2017-01-25
    listed $68,000 147-char remark

    Show marketing remark (147 chars)

    Great Getaway! 1BR/1BA cabin on Kennedy Pond. Beautiful view of the water with lake access. Personal dock. Covered deck...perfect for entertaining.

26. 2014-11-29
    historical
27. 2013-07-22
    listed $69,000

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $1,463 · $122/mo
• Expected delta: +$968/yr (+$81/mo · 195.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,394
• − Mortgage interest: −$8,906
• − Property taxes: −$495
• − Insurance: −$795
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$4,625
• Taxable loss: −$4,411
• Est. tax savings @ 24.0%: +$1,059
• After-tax cash flow: $-446/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: Bulloch County
• NCES district ID: 1300630
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $36,335
• Composite: 26.97/100
• National rank: #7074
• State rank: #85 of 174 in GA

Livability — Register

• Score: 63/100
• State rank: #290
• US rank: #15881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bulloch County · 73,507 people
• Metro: Statesboro, GA
• Population (ZIP): 49,717
• Household income: $52,038
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 3020.0

Population outlook (Bulloch County) Hauer SSP2

• Today (2025): 79,935 people
• By 2030: 83,796 · +4.8%
• By 2040: 89,717 · +12.2%
• By 2050: 94,558 · +18.3%
• By 2075: 104,376 · +30.6%
• By 2100: 112,857 · +41.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 53% Black 36% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3%

Political lean MEDSL · Bulloch

• 2024 margin: Strong R (+29.0) · D 35.3% · R 64.3%
• 2008→2024 swing: -9.8pp toward R · 2008: -19.2pp · 2024: -29.0pp
• All cycles: 2024: R+29.0 2020: R+23.7 2016: R+23.4 2012: R+19.1 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.47%
• Current HPI: 201.6684
• Rent YoY: ▲ 1.62%
• Metro: Statesboro, GA
• 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

+130.4% since first listed

10 events — show timeline

• 2026-04-01 Listed $159,000 GAMLS
• 2023-02-24 Sold (MLS) $82,000 GAMLS
• 2023-02-10 Pending — GAMLS
• 2023-01-29 Pending — GAMLS
• 2023-01-24 Listed $49,900 GAMLS
• 2018-11-05 Sold (Public Records) $58,800 Public Records
• 2018-11-02 Sold (MLS) $58,750 GAMLS
• 2017-01-25 Listed $68,000 GAMLS
• 2014-11-29 Listing Removed — GAMLS
• 2013-07-22 Listed $69,000 GAMLS

Property tax history

+4.1%/yr

Latest (2025): $495 · +16.6% YoY. Source: county tax records.