430 Knight St · Elberton, GA 30635

$123,000

3 bd · 1.5 ba · 1,364 sqft · SingleFamily public records · 85 Days on market

Built 1926 8,276 sqft lot $90/sqft · at area comps Est $120k · at est.

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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 +29.6/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.2/10.0
• ARV discount +6.4/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Opportunity meets potential in this 3-bedroom, 2 full bath home in Elberton. The layout offers a comfortable flow with dedicated living and dining areas, plus a kitchen ready for your updates and personal style. With solid space and structure, this home is ideal for buyers looking to renovate and build equity. Features include multiple entry points, added storage, and outdoor space with room to enhance. Deferred maintenance is present and reflected in the price-making this a smart value play. Located near Downtown Elberton, Elberton City Park, and local shops and dining.

Key facts

• Added storage
• Outdoor space
• 8,276 sq ft lot

Tags

• DEDICATED LIVING AREAS
• DEDICATED DINING AREAS
• MULTIPLE ENTRY POINTS
• ADDED STORAGE
• OUTDOOR SPACE
• NEAR DOWNTOWN ELBERTON

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $116k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.6% in Elberton — 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 (#375 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools F, crime F, amenities F.
• Elbert County (rural): math 26% / reading 25% proficiency, ranked #124 of 174 in GA (top 71%) — 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.
• Market conditions: 183 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 77 units permitted in Elbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($850 loan paydown + $12k appreciation (10.0% local appreciation)).
• Elbert County population projected at -28% 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $95k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $115,620 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.49%
• DSCR: 1.69
• GRM: 6.8

CMA / ARV

• ARV (median comp): $120,123
• List price: $123,000
• Delta: 2.39%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 Cook St	0.03mi	3/2.0	1,528 (+12%)	1mo	$80,000	$52	76
122 Parkwood Dr	0.62mi	3/1.0	1,336 (-2%)	2mo	$151,500	$113	64
1025 Evergreen Dr	0.29mi	4/2.0 (+1)	1,534 (+12%)	1mo	$33,000	$22	58
419 Knight St	0.05mi	2/1.0 (-1)	1,187 (-13%)	16mo	$185,000	$156	56
117 Burke St	0.41mi	4/2.5 (+1)	1,300 (-5%)	12mo	$172,000	$132	54

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: 35.7%
• Equity multiple: 3.77×
• Total profit: $95,258
• Equity at exit: $110,808

10-year hold

• IRR: 30.7%
• Equity multiple: 8.50×
• Total profit: $258,165
• Equity at exit: $238,962

Cash invested: $34,440 (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 30635

• Home prices YoY: 4.1%
• Active inventory: 183
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $445

Break-even live

Break-even rent $937

Max offer price $123,000

Occupancy floor 65%

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
838 Lincoln Ave Elberton, GA	3.0	1.0	1175	$1,500	$1.28	2d	1	0.63mi

Listing history 19 events

1. 2026-06-19
   days on market $123,000 Active 85 DOM
2. 2026-06-18
   days on market $123,000 Active 84 DOM
3. 2026-06-17
   days on market $123,000 Active 83 DOM
4. 2026-06-16
   days on market $123,000 Active 82 DOM
5. 2026-06-15
   days on market $123,000 Active 81 DOM
6. 2026-06-14
   days on market $123,000 Active 79 DOM
7. 2026-06-13
   days on market $123,000 Active 78 DOM
8. 2026-06-10
   days on market $123,000 Active 76 DOM
9. 2026-06-09
   days on market $123,000 Active 75 DOM
10. 2026-06-08
    days on market $123,000 Active 74 DOM
11. 2026-06-07
    statusdays on market $123,000 Active 73 DOM
12. 2026-03-18
    listed $123,000 New 577-char remark

    Show marketing remark (577 chars)

    Opportunity meets potential in this 3-bedroom, 2 full bath home in Elberton. The layout offers a comfortable flow with dedicated living and dining areas, plus a kitchen ready for your updates and personal style. With solid space and structure, this home is ideal for buyers looking to renovate and build equity. Features include multiple entry points, added storage, and outdoor space with room to enhance. Deferred maintenance is present and reflected in the price-making this a smart value play. Located near Downtown Elberton, Elberton City Park, and local shops and dining.

13. 2021-05-19
    soldstatus $95,000
14. 2021-05-17
    soldstatus $95,000 Sold 499-char remark

    Show marketing remark (499 chars)

    Newly renovated (less than a year) 3 bed, 2 bath in the heart of Elberton, GA. Within walking distance to Dairy Queen, living in town doesn't get much better than this! Featuring a new roof, new gutters, new heating/air unit, new floors, and fresh paint throughout, you don't want to miss out on the opportunity to purchase this home! Imagine never having to rent again because you can afford to buy for less than renting! Did I mention everything in this home was new??? Don't miss out! Call today!

15. 2021-03-17
    status Under Contract 499-char remark

    Show marketing remark (499 chars)

    Newly renovated (less than a year) 3 bed, 2 bath in the heart of Elberton, GA. Within walking distance to Dairy Queen, living in town doesn't get much better than this! Featuring a new roof, new gutters, new heating/air unit, new floors, and fresh paint throughout, you don't want to miss out on the opportunity to purchase this home! Imagine never having to rent again because you can afford to buy for less than renting! Did I mention everything in this home was new??? Don't miss out! Call today!

16. 2021-03-15
    listed $85,000 New 499-char remark

    Show marketing remark (499 chars)

    Newly renovated (less than a year) 3 bed, 2 bath in the heart of Elberton, GA. Within walking distance to Dairy Queen, living in town doesn't get much better than this! Featuring a new roof, new gutters, new heating/air unit, new floors, and fresh paint throughout, you don't want to miss out on the opportunity to purchase this home! Imagine never having to rent again because you can afford to buy for less than renting! Did I mention everything in this home was new??? Don't miss out! Call today!

17. 2020-09-04
    soldstatus $55,500
18. 2020-09-04
    soldstatus $55,500
19. 2020-08-11
    listed $53,900

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $1,132 · $94/mo
• Expected delta: +$602/yr (+$50/mo · 113.5%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $18,000
• − Mortgage interest: −$6,890
• − Property taxes: −$530
• − Insurance: −$615
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,578
• Taxable income: $3,507
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $4,493/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: Elbert County
• NCES district ID: 1302010
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $34,498
• Composite: 21.0/100
• National rank: #8458
• State rank: #124 of 174 in GA

Livability — Elberton

• Score: 60/100
• State rank: #375
• US rank: #19001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,107

Population outlook (Elbert County) Hauer SSP2

• Today (2025): 17,648 people
• By 2030: 16,675 · -5.5%
• By 2040: 14,631 · -17.1%
• By 2050: 12,632 · -28.4%
• By 2075: 8,704 · -50.7%
• By 2100: 5,958 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Black 29% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Elbert

• 2024 margin: Solid R (+43.4) · D 28.2% · R 71.5%
• 2008→2024 swing: -25.3pp toward R · 2008: -18.1pp · 2024: -43.4pp
• All cycles: 2024: R+43.4 2020: R+36.5 2016: R+34.9 2012: R+20.6 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.03%
• Current HPI: 332.46
• 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

+128.2% since first listed

8 events — show timeline

• 2026-03-18 Listed $123,000 GAMLS
• 2021-05-19 Sold (Public Records) $95,000 Public Records
• 2021-05-17 Sold (MLS) $95,000 GAMLS
• 2021-03-17 Pending — GAMLS
• 2021-03-15 Listed $85,000 GAMLS
• 2020-09-04 Sold (Public Records) $55,500 Public Records
• 2020-09-04 Sold (MLS) $55,500 GAMLS
• 2020-08-11 Listed $53,900 GAMLS

Property tax history

+21.0%/yr

Latest (2025): $530 · +6.3% YoY. Source: county tax records.