69 NE Greenleaf Ave · Arlington, GA 39813

$72,500

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 122 Days on market

Built 1941 0.46 ac lot

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Newly remodeled home close to all town amenities including a new city park. We're talking new metal roof, new wiring, new plumbing, new paint inside and out, new appliances, and new flooring. This is a great opportunity to own your own home at a great price point with little to no maintenance required. Call or text to set up your showing!

Key facts

• 0.46 acre lot
• Built 1941
• Listed 121 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($822 rent vs $72k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#278 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Calhoun County (rural): math 4% / reading 6% proficiency, ranked #174 of 174 in GA (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 5 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Calhoun County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• 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 $63,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1941 — 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. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $9
• Equity at exit: $13,258

10-year hold

• IRR: 8.4%
• Equity multiple: 1.70×
• Total profit: $14,245
• Equity at exit: $10,556

Cash invested: $20,300 (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 39813

• Home prices YoY: -1.7%
• Active inventory: 3
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $822 medium
• Mortgage (P&I): −$380
• Tax est. 1.5%: −$91 /mo · $1,088/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $148

Break-even live

Break-even rent $634

Max offer price $72,500

Occupancy floor 77%

Sensitivity live

Price	-10% $198	-5% $173	+0% $148	+5% $123	+10% $98
Rent	-10% $83	-5% $116	+0% $148	+5% $181	+10% $213
Rate	-1.0pp $185	-0.5pp $167	base $148	+0.5pp $129	+1.0pp $110

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $72,500 Active 122 DOM
2. 2026-06-19
   days on market $72,500 Active 120 DOM
3. 2026-06-18
   days on market $72,500 Active 119 DOM
4. 2026-06-17
   days on market $72,500 Active 118 DOM
5. 2026-06-16
   days on market $72,500 Active 117 DOM
6. 2026-06-15
   days on market $72,500 Active 116 DOM
7. 2026-06-14
   days on market $72,500 Active 114 DOM
8. 2026-06-13
   days on market $72,500 Active 113 DOM
9. 2026-06-10
   days on market $72,500 Active 111 DOM
10. 2026-06-09
    days on market $72,500 Active 110 DOM
11. 2026-06-08
    days on market $72,500 Active 109 DOM
12. 2026-06-07
    days on market $72,500 Active 108 DOM
13. 2026-06-05
    status $72,500 Active 105 DOM
14. 2025-07-30
    listed $72,500 Active 340-char remark

    Show marketing remark (340 chars)

    Newly remodeled home close to all town amenities including a new city park. We're talking new metal roof, new wiring, new plumbing, new paint inside and out, new appliances, and new flooring. This is a great opportunity to own your own home at a great price point with little to no maintenance required. Call or text to set up your showing!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,863
• − Mortgage interest: −$4,061
• − Property taxes: −$1,088
• − Insurance: −$362
• − Repairs & maintenance: −$789
• − Management: −$789
• − Depreciation: −$2,109
• Taxable income: $665
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $1,620/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: Calhoun County
• NCES district ID: 1300750
• Math proficiency: 4% ▼ -14.00%
• Reading proficiency: 6% ▼ -5.00%
• Median HH income: $29,551
• Composite: 3.52/100
• National rank: #10073
• State rank: #174 of 174 in GA

Livability — Arlington

• Score: 63/100
• State rank: #278
• US rank: #14874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, GA
• Population (ZIP): 1,886

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 6,349 people
• By 2030: 6,317 · -0.5%
• By 2040: 6,151 · -3.1%
• By 2050: 5,894 · -7.2%
• By 2075: 4,825 · -24.0%
• By 2100: 3,508 · -44.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 54% White 33% Asian 9% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 89% English-only · Vietnamese 9% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Calhoun

• 2024 margin: D (+12.3) · D 56.1% · R 43.8%
• 2008→2024 swing: -9.4pp toward R · 2008: 21.7pp · 2024: 12.3pp
• All cycles: 2024: D+12.3 2020: D+15.5 2016: D+17.2 2012: D+18.9 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.25%
• Current HPI: 131.4667
• 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

• 2025-07-30 Listed $72,500 SWGABOR

Property tax history

-5.9%/yr

Latest (2025): $113 · +0.0% YoY. Source: county tax records.