508 Green St · Vidalia, GA 30474

$130,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 34 Days on market

Built 1978 7,840 sqft lot $129/sqft · 32% above area Est $99k · 32% over

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD AS IS! Charming and affordable, this quaint 3-bedroom, 1-bath home radiates character and convenience. Perfect for a first-time homebuyer or investor, it's nestled in an established neighborhood close to shopping, dining, and entertainment. Enjoy the comfort of small-town living with easy access to nearby amenities - a wonderful opportunity to make this cozy space your own!

Key facts

• Close to restaurants
• Convenient access
• Close to stores

Tags

• CONVENIENT ACCESS
• ESTABLISHED NEIGHBORHOOD
• CLOSE TO STORES
• CLOSE TO RESTAURANTS
• CLOSE TO ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.9% in Vidalia — 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 60/100 on livability (#377 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Vidalia City (town): math 24% / reading 27% proficiency, ranked #126 of 174 in GA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sally Dailey Meadows Elementary School (math 31% / reading 25%, grade F, #673 of 1,228 statewide, top 55%, 647 students, 86% FRL); J. R. Trippe Middle School (math 21% / reading 32%, grade F, #282 of 470 statewide, top 61%, 531 students, 90% FRL); Vidalia Comprehensive High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 732 students, 53% FRL) — zoned schools average 76% FRL vs 61% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 33 units permitted in Toombs County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Toombs County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $69k; list at $130k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
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: 1.19% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

• ARV (median comp): $98,736
• List price: $130,000
• Delta: 31.66%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Green St	0.00mi	3/1.0	1,008 (0%)	1mo	$100,000	$99	99
501 Green St	0.06mi	3/1.0	936 (-7%)	11mo	$63,000	$67	76
610 East Seventh St	0.23mi	3/1.0	950 (-6%)	11mo	$36,000	$38	70
808 East Sixth St	0.30mi	3/1.0	962 (-5%)	20mo	$106,000	$110	62
609 Adams St	0.58mi	2/1.0 (-1)	1,008 (0%)	22mo	$123,500	$123	50

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

Projected returns pro-forma

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

5-year hold

• IRR: 5.8%
• Equity multiple: 1.22×
• Total profit: $8,136
• Equity at exit: $19,383

10-year hold

• IRR: 15.1%
• Equity multiple: 2.22×
• Total profit: $44,513
• Equity at exit: $11,240

Cash invested: $36,400 (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 30474

• Home prices YoY: -20.1%
• Active inventory: 109
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,542 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$23 /mo · $275/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $459

Break-even live

Break-even rent $961

Max offer price $130,000

Occupancy floor 65%

Sensitivity live

Price	-10% $533	-5% $496	+0% $459	+5% $423	+10% $230
Rent	-10% $338	-5% $399	+0% $459	+5% $520	+10% $581
Rate	-1.0pp $525	-0.5pp $493	base $459	+0.5pp $426	+1.0pp $392

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 W 9th St Vidalia, GA	2.0	2.0	1400	$1,600	$1.14	45d	1	0.56mi
1528 Halls Ln Vidalia, GA	4.0	2.0	1343	$1,725	$1.28	45d	1	1.07mi

Listing history 6 events

1. 2026-05-12
   status Under Contract 382-char remark

   Show marketing remark (382 chars)

   SOLD AS IS! Charming and affordable, this quaint 3-bedroom, 1-bath home radiates character and convenience. Perfect for a first-time homebuyer or investor, it's nestled in an established neighborhood close to shopping, dining, and entertainment. Enjoy the comfort of small-town living with easy access to nearby amenities - a wonderful opportunity to make this cozy space your own!

2. 2026-04-09
   status Active 284-char remark

   Show marketing remark (284 chars)

   SOLD AS IS!!!! This beautiful, quaint home offers charm, convenience to amenities and affordability. With three bedrooms and one bath, this home is perfect for a first-time home buyer or investor. Located in an established neighborhood close to stores, restaurants, and entertainment.

3. 2026-04-08
   historical 284-char remark

   Show marketing remark (382 chars)

   SOLD AS IS! Charming and affordable, this quaint 3-bedroom, 1-bath home radiates character and convenience. Perfect for a first-time homebuyer or investor, it's nestled in an established neighborhood close to shopping, dining, and entertainment. Enjoy the comfort of small-town living with easy access to nearby amenities - a wonderful opportunity to make this cozy space your own!

4. 2026-04-08
   listed $130,000 Active 284-char remark

   Show marketing remark (382 chars)

   SOLD AS IS! Charming and affordable, this quaint 3-bedroom, 1-bath home radiates character and convenience. Perfect for a first-time homebuyer or investor, it's nestled in an established neighborhood close to shopping, dining, and entertainment. Enjoy the comfort of small-town living with easy access to nearby amenities - a wonderful opportunity to make this cozy space your own!

5. 2026-04-08
   listed $130,000 New 382-char remark

   Show marketing remark (382 chars)

   SOLD AS IS! Charming and affordable, this quaint 3-bedroom, 1-bath home radiates character and convenience. Perfect for a first-time homebuyer or investor, it's nestled in an established neighborhood close to shopping, dining, and entertainment. Enjoy the comfort of small-town living with easy access to nearby amenities - a wonderful opportunity to make this cozy space your own!

6. 2021-08-04
   soldstatus $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: $275 · $23/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$921/yr (+$77/mo · 335.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $18,506
• − Mortgage interest: −$7,282
• − Property taxes: −$275
• − Insurance: −$650
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$3,782
• Taxable income: $3,556
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $4,660/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: Vidalia City
• NCES district ID: 1305340
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $33,262
• Composite: 20.87/100
• National rank: #8495
• State rank: #126 of 174 in GA

Livability — Vidalia

• Score: 60/100
• State rank: #377
• US rank: #19133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vidalia, GA
• County: Toombs County · 17,315 people
• City population: 17,315
• Metro: Vidalia, GA
• Population (ZIP): 17,315
• Household income: $55,295
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 427.0

Population outlook (Toombs County) Hauer SSP2

• Today (2025): 26,784 people
• By 2030: 26,312 · -1.8%
• By 2040: 25,219 · -5.8%
• By 2050: 23,733 · -11.4%
• By 2075: 19,107 · -28.7%
• By 2100: 12,922 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Black 25% Two or more races 10% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 7% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Toombs

• 2024 margin: Solid R (+50.7) · D 24.5% · R 75.2%
• 2008→2024 swing: -12.6pp toward R · 2008: -38.1pp · 2024: -50.7pp
• All cycles: 2024: R+50.7 2020: R+45.2 2016: R+46.9 2012: R+40.5 2008: R+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.08%
• Current HPI: 231.4021
• Rent YoY: —
• Metro: Vidalia, 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

+88.4% since first listed

6 events — show timeline

• 2026-05-12 Pending — GAMLS
• 2026-04-09 Relisted — CGMLS
• 2026-04-08 Delisted — CGMLS
• 2026-04-08 Listed $130,000 CGMLS
• 2026-04-08 Listed $130,000 GAMLS
• 2021-08-04 Sold (Public Records) $69,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $275 · +0.0% YoY. Source: county tax records.