525 Carolyn St · Metter, GA 30439

$77,000

3 bd · 2.0 ba · 1,283 sqft · SingleFamily public records · 12 Days on market

Built 1979 0.36 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

An all-brick, three-bedroom residence situated on a nice size corner lot in the heart of charming Metter, Georgia. This property offers a seamless layout that balances a quiet residential lifestyle with exceptional regional connectivity. Positioned perfectly for daily commuters and logistics-focused professionals, the home provides near-instant access to major transportation arteries. It sits just minutes from Interstate 16 and State Route 121, placing the entire regional corridor within easy reach. Residents enjoy an effortless commute eastward to Statesboro and Georgia Southern University, a straightforward one-hour drive to Savannah, or a convenient westward trip toward Macon. This prime

Key facts

• Corner lot
• 0.36 acre lot
• Built 1979

Tags

• CORNER LOT
• DETACHED STORAGE SHED
• CLOSE TO LOCAL SCHOOLS
• ACCESS TO LOCAL PARKS

Property features AI

Finance

• Other: Listing permits cash and conventional offers
• HOA & community: No association

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; Resale property; Built in 1979
• Construction: Brick construction; Slab foundation; Other roof
• Exterior features: Corner lot

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No heating; No cooling
• Interior features: One-level living; Fireplace
• Laundry & utility: Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Cap rate 16.4% vs local median 4.2% in Metter — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#208 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D+, amenities F, commute F.
• Candler County (rural): math 30% / reading 27% proficiency, ranked #106 of 174 in GA (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Metter Elementary School (math 29% / reading 22%, grade F, #736 of 1,228 statewide, top 61%, 1,041 students, 84% FRL); Metter Middle School (math 35% / reading 28%, grade F, #234 of 470 statewide, top 50%, 518 students, 84% FRL); Metter High School (math 22% / reading 42%, grade F, #110 of 424 statewide, top 28%, 488 students, 84% FRL) — zoned schools average 84% FRL vs 65% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 41 active listings in the ZIP; 7 units permitted in Candler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($532 loan paydown + $4k appreciation (4.6% local appreciation)).
• Candler County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $77,000

Questions for the listing agent

1. Built in 1979 — 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 D 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: 2.01% ✓
• Cap rate: 16.40%
• Cash-on-cash: 36.08%
• DSCR: 2.61
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $174,488
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Carolyn St	0.03mi	3/1.0	1,359 (+6%)	8mo	$148,800	$109	78
50 N Daughtry St	0.64mi	3/2.0	1,344 (+5%)	8mo	$75,000	$56	55
420 S Kennedy St	0.53mi	2/1.0 (-1)	1,320 (+3%)	12mo	$180,000	$136	52
735 S Rountree St	0.60mi	3/2.0	1,383 (+8%)	11mo	$250,000	$181	50

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

Projected returns pro-forma

4.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.2%
• Equity multiple: 3.67×
• Total profit: $57,518
• Equity at exit: $41,967

10-year hold

• IRR: 42.5%
• Equity multiple: 7.45×
• Total profit: $139,066
• Equity at exit: $71,086

Cash invested: $21,560 (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 30439

• Home prices YoY: 1.7%
• Active inventory: 41
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $648

Break-even live

Break-even rent $730

Max offer price $77,000

Occupancy floor 53%

Sensitivity live

Price	-10% $692	-5% $670	+0% $648	+5% $626	+10% $605
Rent	-10% $526	-5% $587	+0% $648	+5% $710	+10% $771
Rate	-1.0pp $687	-0.5pp $668	base $648	+0.5pp $628	+1.0pp $608

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   status $77,000 Under Contract 12 DOM
2. 2026-06-10
   days on market $77,000 Active Under Contract 12 DOM
3. 2026-06-09
   days on market $77,000 Active Under Contract 11 DOM
4. 2026-06-08
   days on market $77,000 Active Under Contract 10 DOM
5. 2026-06-07
   statusdays on market $77,000 Active Under Contract 9 DOM
6. 2026-06-05
   days on market $77,000 New 6 DOM
7. 2026-06-03
   days on market $77,000 New 5 DOM
8. 2026-06-02
   days on market $77,000 New 4 DOM
9. 2026-06-01
   days on market $77,000 New 3 DOM
10. 2026-05-31
    days on market $77,000 New 2 DOM
11. 2026-05-29
    listed $77,000 New

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $1,692 · $141/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $18,610
• − Mortgage interest: −$4,313
• − Property taxes: −$1,692
• − Insurance: −$385
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$2,240
• Taxable income: $7,002
• Est. tax owed @ 24.0%: −$1,680
• After-tax cash flow: $6,099/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: Candler County
• NCES district ID: 1300810
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $33,775
• Composite: 23.43/100
• National rank: #7887
• State rank: #106 of 174 in GA

Livability — Metter

• Score: 65/100
• State rank: #208
• US rank: #12658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Metter, GA
• City population: 10,583
• Population (ZIP): 10,583

Population outlook (Candler County) Hauer SSP2

• Today (2025): 10,702 people
• By 2030: 10,444 · -2.4%
• By 2040: 9,768 · -8.7%
• By 2050: 8,923 · -16.6%
• By 2075: 6,603 · -38.3%
• By 2100: 4,429 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 23% Hispanic / Latino 13% Two or more races 7% Native American 3%
• Hispanic origin (detail): Mexican 10% Cuban 1%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Candler

• 2024 margin: Solid R (+47.5) · D 26.2% · R 73.7%
• 2008→2024 swing: -16.9pp toward R · 2008: -30.6pp · 2024: -47.5pp
• All cycles: 2024: R+47.5 2020: R+42.1 2016: R+43.6 2012: R+33.7 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.64%
• Current HPI: 271.7303
• 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

• 2026-05-29 Listed $77,000 GAMLS

Property tax history

+5.1%/yr

Latest (2025): $1,692 · -2.5% YoY. Source: county tax records.