198 Abner Rd · Franklin, GA 30217

$135,000

4 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 6 Days on market

Built 1989 3.98 ac lot Est $135k · at est.

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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 +22.4/30.0
• ARV discount +7.6/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.2/10.0

Listing remarks

Don't miss this incredible opportunity to own a home situated on approximately 3.98 private acres, offering a peaceful, mountain-like setting while still being conveniently located near Highway 34, shopping, and everyday amenities. A charming rocking chair front porch welcomes you into a spacious family room featuring LVP flooring and abundant natural light. The eat-in kitchen offers wooden cabinetry and plenty of storage space, ready for your personal touch. The primary suite is located on the main level and includes an ensuite bathroom with a dual vanity and large closets, while two additional bedrooms and a spacious guest bedroom provide ample living space for family, guests, or a home o

Key facts

• Private acres
• Lvp flooring
• Spacious family room

Tags

• PRIVATE ACRES
• MOUNTAIN-LIKE SETTING
• ROCKING CHAIR FRONT PORCH
• SPACIOUS FAMILY ROOM
• LVP FLOORING
• ABUNDANT NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.3% vs local median 2.4% in Franklin — 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 (#361 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A; Watch: schools D, amenities F, commute F.
• Heard County (rural): math 51% / reading 47% proficiency, ranked #18 of 174 in GA (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 50 units permitted in Heard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Heard County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $85k; list at $135k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 30% 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 $135,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $135,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
198 Abner Rd	0.00mi	3/2.0 (-1)	1,352 (0%)	1mo	$134,900	$100	94

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-7,637
• Equity at exit: $20,129

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $11,599
• Equity at exit: $11,672

Cash invested: $37,800 (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 30217

• Home prices YoY: -2.0%
• Active inventory: 79
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$85 /mo · $1,026/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $224

Break-even live

Break-even rent $1,076

Max offer price $135,000

Occupancy floor 79%

Sensitivity live

Price	-10% $300	-5% $262	+0% $224	+5% $186	+10% $148
Rent	-10% $117	-5% $170	+0% $224	+5% $278	+10% $331
Rate	-1.0pp $292	-0.5pp $258	base $224	+0.5pp $189	+1.0pp $153

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-24
   status Under Contract
2. 2026-04-24
   status Back On Market
3. 2026-03-16
   status Under Contract
4. 2026-03-11
   listed $135,000 New
5. 2026-01-06
   soldstatus $85,000
6. 1995-09-20
   soldstatus $61,500

ⓘ 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: $1,026 · $85/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$216/yr (+$18/mo · 21.1%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 30% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,310
• − Mortgage interest: −$7,562
• − Property taxes: −$1,026
• − Insurance: −$675
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,927
• Taxable income: $510
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $2,566/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: Heard County
• NCES district ID: 1302790
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $42,298
• Composite: 41.24/100
• National rank: #3530
• State rank: #18 of 174 in GA

Livability — Franklin

• Score: 60/100
• State rank: #361
• US rank: #18512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,702

Population outlook (Heard County) Hauer SSP2

• Today (2025): 10,988 people
• By 2030: 10,588 · -3.6%
• By 2040: 9,635 · -12.3%
• By 2050: 8,571 · -22.0%
• By 2075: 6,524 · -40.6%
• By 2100: 4,897 · -55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 8% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 1% · Vietnam, Canada
• Languages at home: 96% English-only · Spanish 1%

Political lean MEDSL · Heard

• 2024 margin: Solid R (+72.1) · D 13.8% · R 85.9%
• 2008→2024 swing: -22.6pp toward R · 2008: -49.5pp · 2024: -72.1pp
• All cycles: 2024: R+72.1 2020: R+68.5 2016: R+62.5 2012: R+53.0 2008: R+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.52%
• Current HPI: 372.8187
• 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

+119.5% since first listed

6 events — show timeline

• 2026-04-24 Pending — GAMLS
• 2026-04-24 Relisted — GAMLS
• 2026-03-16 Pending — GAMLS
• 2026-03-11 Listed $135,000 GAMLS
• 2026-01-06 Sold (Public Records) $85,000 Public Records
• 1995-09-20 Sold (Public Records) $61,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,026 · +8.6% YoY. Source: county tax records.