525 Carolyn St

Metter, GA 30439

$77,000B+

3 bd · 2.0 ba · 1,283 sqft · Built 1979 · SingleFamily · Under Contract · 12 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,551/mo
• Mortgage (P&I): −$404
• Tax + insurance: −$173
• HOA: −$0
• Vac / Maint / Mgmt: −$326
• Net cashflow: $648/mo
• Annual: $7,779/yr
• Cap rate: 16.40%
• Cash-on-cash: 36.08%
• DSCR: 2.61
• 1% rule: 2.01%
• Cash to close: $21,560

Investor read

• This is a 3-bed/2.0-bath single-family listed at $77k.
• 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).
• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $4k of equity ($532 loan paydown + $4k appreciation (4.6% local appreciation)).
• 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: 43 active listings in the ZIP; 7 units permitted in Candler County in 2024 (0 in 5+ unit buildings).
• 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.
• 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.
• 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.

Questions for listing agent

• Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.