1429 Athens Rd · Crawford, GA 30630

$195,000

4 bd · 2.0 ba · 1,945 sqft · SingleFamily public records · 26 Days on market

Built 1970 0.78 ac lot Est $152k · 29% over

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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 +18.7/30.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +4.2/10.0
• Schools +3.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Versatile property with Hwy 78 frontage near downtown Crawford, Ga. Zoned residential if you want to fix up the property as a private residence. Has potential to be a business location with zoning change. High traffic visibility and paved parking. A separate garage and storage buildings provide room for storage.

Key facts

• Hwy 78 frontage
• Paved parking
• Zoned residential

Tags

• HWY 78 FRONTAGE
• NEAR DOWNTOWN CRAWFORD
• ZONED RESIDENTIAL
• BUSINESS LOCATION POTENTIAL
• HIGH TRAFFIC VISIBILITY
• PAVED PARKING

Property features AI

Finance

• Other: Zoning: R1
• Financial info: Tax amount reported (details excluded)
• HOA & community: HOA information not specified

Exterior

• Parking: Has garage
• Security: Security features not specified
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; Attached property with no common walls; 1 story
• Construction: Built with block and wood siding
• Exterior features: Has a view; Underground utilities

Interior

• Kitchen: Appliances not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater; Has central electric heating and central electric cooling
• Laundry & utility: No laundry hookups reported

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (7.7% below list).
• Recommended offer: $180k (7.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#549 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: housing D, amenities F, commute F.
• Oglethorpe County (rural): math 40% / reading 33% proficiency, ranked #58 of 174 in GA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oglethorpe County Primary School (563 students, 54% FRL); Oglethorpe County Middle School (math 47% / reading 41%, grade D, #113 of 470 statewide, top 24%, 517 students, 59% FRL); Oglethorpe County High School (math 32% / reading 32%, grade F, #110 of 424 statewide, top 28%, 655 students, 51% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 18 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 140 units permitted in Oglethorpe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Oglethorpe County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,000 (7.7% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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: 0.92% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $151,710
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Lauri Ln	0.53mi	3/2.0 (-1)	1,920 (-1%)	6mo	$150,000	$78	63

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: 27.3%
• Equity multiple: 3.17×
• Total profit: $118,459
• Equity at exit: $175,671

10-year hold

• IRR: 23.9%
• Equity multiple: 7.21×
• Total profit: $339,075
• Equity at exit: $378,842

Cash invested: $54,600 (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 30630

• Home prices YoY: 24.0%
• Active inventory: 18
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$125 /mo · $1,500/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $193

Break-even live

Break-even rent $1,555

Max offer price $195,000

Occupancy floor 84%

Sensitivity live

Price	-10% $304	-5% $248	+0% $193	+5% $138	+10% $83
Rent	-10% $51	-5% $122	+0% $193	+5% $264	+10% $335
Rate	-1.0pp $291	-0.5pp $243	base $193	+0.5pp $143	+1.0pp $91

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Cemetary Rd Crawford, GA	3.0	2.0	1344	$1,800	$1.34	15d	1	1.50mi

Listing history 30 events

1. 2026-06-21
   days on market $195,000 Active 26 DOM
2. 2026-06-19
   days on market $195,000 Active 24 DOM
3. 2026-06-18
   days on market $195,000 Active 23 DOM
4. 2026-06-17
   days on market $195,000 Active 22 DOM
5. 2026-06-16
   days on market $195,000 Active 21 DOM
6. 2026-06-15
   days on market $195,000 Active 20 DOM
7. 2026-06-14
   days on market $195,000 Active 18 DOM
8. 2026-06-13
   days on market $195,000 Active 17 DOM
9. 2026-06-10
   days on market $195,000 Active 15 DOM
10. 2026-06-09
    days on market $195,000 Active 14 DOM
11. 2026-06-08
    days on market $195,000 Active 13 DOM
12. 2026-06-07
    days on market $195,000 Active 12 DOM
13. 2026-06-02
    days on market $195,000 Active 7 DOM
14. 2026-06-01
    days on market $195,000 Active 6 DOM
15. 2026-05-31
    days on market $195,000 Active 5 DOM
16. 2026-05-30
    days on market $195,000 Active 4 DOM
17. 2026-05-26
    listed $195,000 Active

    Show marketing remark (313 chars)

    Versatile property with Hwy 78 frontage near downtown Crawford, Ga. Zoned residential if you want to fix up the property as a private residence. Has potential to be a business location with zoning change. High traffic visibility and paved parking. A separate garage and storage buildings provide room for storage.

18. 2026-05-26
    listed $195,000 New 313-char remark

    Show marketing remark (313 chars)

    Versatile property with Hwy 78 frontage near downtown Crawford, Ga. Zoned residential if you want to fix up the property as a private residence. Has potential to be a business location with zoning change. High traffic visibility and paved parking. A separate garage and storage buildings provide room for storage.

19. 2025-02-28
    historical
20. 2025-02-28
    historical
21. 2025-02-28
    historical
22. 2024-10-07
    price $250,000
23. 2024-10-07
    price $250,000
24. 2024-08-22
    price $260,000
25. 2024-08-22
    price $260,000
26. 2024-08-19
    listed $165,900 New
27. 2024-08-19
    listed $250,000
28. 2024-08-19
    listed $165,900 Active
29. 2017-05-12
    historical
30. 2016-11-12
    listed $165,900

ⓘ 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: $1,500 · $125/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$294/yr (+$25/mo · 19.6%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$10,923
• − Property taxes: −$1,500
• − Insurance: −$975
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,673
• Taxable loss: −$927
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $2,540/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: Oglethorpe County
• NCES district ID: 1303990
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 33% ▼ -13.00%
• Median HH income: $43,507
• Composite: 31.01/100
• National rank: #6093
• State rank: #58 of 174 in GA

Livability — Crawford

• Score: 54/100
• State rank: #549
• US rank: #24235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,592

Population outlook (Oglethorpe County) Hauer SSP2

• Today (2025): 14,904 people
• By 2030: 14,658 · -1.7%
• By 2040: 13,902 · -6.7%
• By 2050: 12,924 · -13.3%
• By 2075: 11,049 · -25.9%
• By 2100: 9,317 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 35% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Italian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Oglethorpe

• 2024 margin: Solid R (+42.4) · D 28.5% · R 70.9%
• 2008→2024 swing: -12.7pp toward R · 2008: -29.7pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+38.8 2016: R+42.0 2012: R+37.3 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 72.02%
• Current HPI: 372.0933
• 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

+17.5% since first listed

14 events — show timeline

• 2026-05-26 Listed $195,000 Hive MLS
• 2026-05-26 Listed $195,000 GAMLS
• 2025-02-28 Listing Removed — FMLS
• 2025-02-28 Listing Removed — Hive MLS
• 2025-02-28 Listing Removed — GAMLS
• 2024-10-07 Price Changed $250,000 FMLS
• 2024-10-07 Price Changed $250,000 GAMLS
• 2024-08-22 Price Changed $260,000 FMLS
• 2024-08-22 Price Changed $260,000 GAMLS
• 2024-08-19 Listed $165,900 FMLS
• 2024-08-19 Listed $250,000 Hive MLS
• 2024-08-19 Listed $165,900 GAMLS
• 2017-05-12 Listing Removed — Hive MLS
• 2016-11-12 Listed $165,900 Hive MLS

Property tax history

+5.5%/yr

Latest (2025): $1,500 · -0.6% YoY. Source: county tax records.