1596 Mlk Dr · Monticello, GA 31064

$99,900

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 56 Days on market

Built 1962 10,018 sqft lot $112/sqft · 38% below area Est $161k · 38% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1804734

Key facts

• 0.23 acre lot
• Built 1962
• Listed 55 days

Property features AI

Finance

• Other: Property listed as Real Estate Owned
• HOA & community: No HOA

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single family residence; House; Resale property
• Construction: Built in 1962
• Exterior features: Tile roof; Vinyl siding; Lot approximately 0.23 acres

Interior

• Kitchen: Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level home; Family room; Crawl space basement
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.9% in Monticello — 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 79/100 on livability (#16 in GA, #2,229 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, employment D+, commute F.
• Jasper County (rural): math 24% / reading 30% proficiency, ranked #113 of 174 in GA (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jasper County Middle School (math 20% / reading 28%, grade F, #311 of 470 statewide, top 68%, 630 students, 58% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 174 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 183 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Jasper County population projected at -24% 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask has dropped $13k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 41% 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1962 — 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. 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: 1.55% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.20%
• DSCR: 2.08
• GRM: 5.4

CMA / ARV

• ARV (median comp): $160,555
• List price: $99,900
• Delta: -37.78%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Hilton St	0.39mi	2/1.0 (-1)	870 (-2%)	11mo	$120,000	$138	64
78 Five Points St	0.38mi	2/1.0 (-1)	964 (+9%)	9mo	$169,000	$175	55
251 Mason St	0.21mi	2/1.0 (-1)	1,008 (+14%)	9mo	$44,500	$44	55

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: 42.5%
• Equity multiple: 4.23×
• Total profit: $90,347
• Equity at exit: $89,998

10-year hold

• IRR: 36.7%
• Equity multiple: 9.50×
• Total profit: $237,809
• Equity at exit: $194,084

Cash invested: $27,972 (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 31064

• Home prices YoY: 16.0%
• Active inventory: 174
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $564

Break-even live

Break-even rent $836

Max offer price $99,900

Occupancy floor 59%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
253 Nancy St Monticello, GA	3.0	2.0	1056	$1,550	$1.47	24d	1	1.19mi

Listing history 40 events

1. 2026-06-18
   days on market $99,900 Active 56 DOM
2. 2026-06-17
   days on market $99,900 Active 55 DOM
3. 2026-06-16
   days on market $99,900 Active 54 DOM
4. 2026-06-15
   days on market $99,900 Active 53 DOM
5. 2026-06-13
   days on market $99,900 Active 51 DOM
6. 2026-06-13
   days on market $99,900 Active 50 DOM
7. 2026-06-09
   days on market $99,900 Active 47 DOM
8. 2026-06-08
   days on market $99,900 Active 46 DOM
9. 2026-06-07
   days on market $99,900 Active 45 DOM
10. 2026-06-04
    days on market $99,900 Active 42 DOM
11. 2026-06-03
    days on market $99,900 Active 41 DOM
12. 2026-06-02
    days on market $99,900 Active 40 DOM
13. 2026-06-01
    days on market $99,900 Active 39 DOM
14. 2026-05-31
    days on market $99,900 Active 38 DOM
15. 2026-05-18
    price $99,900 500-char remark

    Show marketing remark (605 chars)

    All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1804734

16. 2026-05-18
    price $99,900 605-char remark

    Show marketing remark (605 chars)

    All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1804734

17. 2026-03-30
    listed $112,900 New 500-char remark

    Show marketing remark (605 chars)

    All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1804734

18. 2026-03-30
    listed $112,900 Active 605-char remark

    Show marketing remark (605 chars)

    All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1804734

19. 2026-03-12
    historical
20. 2026-02-13
    status Price Change
21. 2026-02-13
    price $112,900
22. 2026-02-12
    historical
23. 2025-12-31
    status Back On Market
24. 2025-12-12
    historical
25. 2025-12-08
    price $119,900
26. 2025-10-17
    price $127,500
27. 2025-09-12
    listed $131,500 New
28. 2023-08-23
    historical
29. 2023-07-13
    price $148,000
30. 2023-04-10
    price $149,000
31. 2022-11-15
    listed $150,000 New
32. 2021-07-27
    historical
33. 2021-07-14
    listed $124,000 New
34. 2021-07-09
    historical
35. 2021-07-09
    historical
36. 2021-06-29
    price $125,000
37. 2021-06-28
    price $125,000
38. 2021-06-08
    listed $138,000 Active
39. 2021-06-08
    listed $138,000 New
40. 2020-06-17
    soldstatus $597,150

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $1,137 · $95/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,600
• − Mortgage interest: −$5,596
• − Property taxes: −$1,137
• − Insurance: −$500
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,906
• Taxable income: $5,485
• Est. tax owed @ 24.0%: −$1,316
• After-tax cash flow: $5,454/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: Jasper County
• NCES district ID: 1302970
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $42,606
• Composite: 22.99/100
• National rank: #7980
• State rank: #113 of 174 in GA

Livability — Monticello

• Score: 79/100
• State rank: #16
• US rank: #2229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monticello, GA
• Population (ZIP): 9,859

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 13,020 people
• By 2030: 12,538 · -3.7%
• By 2040: 11,355 · -12.8%
• By 2050: 9,955 · -23.5%
• By 2075: 6,646 · -49.0%
• By 2100: 4,022 · -69.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+58.4) · D 20.6% · R 79.0%
• 2008→2024 swing: -24.8pp toward R · 2008: -33.6pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.1 2016: R+46.7 2012: R+38.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 58.00%
• Current HPI: 420.9288
• 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

-83.3% since first listed

26 events — show timeline

• 2026-05-18 Price Changed $99,900 GAMLS
• 2026-05-18 Price Changed $99,900 MGMLS
• 2026-03-30 Listed $112,900 MGMLS
• 2026-03-30 Listed $112,900 GAMLS
• 2026-03-12 Listing Removed — GAMLS
• 2026-02-13 Relisted — GAMLS
• 2026-02-13 Price Changed $112,900 GAMLS
• 2026-02-12 Listing Removed — GAMLS
• 2025-12-31 Relisted — GAMLS
• 2025-12-12 Listing Removed — GAMLS
• 2025-12-08 Price Changed $119,900 GAMLS
• 2025-10-17 Price Changed $127,500 GAMLS
• 2025-09-12 Listed $131,500 GAMLS
• 2023-08-23 Listing Removed — GAMLS
• 2023-07-13 Price Changed $148,000 GAMLS
• 2023-04-10 Price Changed $149,000 GAMLS
• 2022-11-15 Listed $150,000 GAMLS
• 2021-07-27 Listing Removed — GAMLS
• 2021-07-14 Listed $124,000 GAMLS
• 2021-07-09 Listing Removed — GAMLS
• 2021-07-09 Listing Removed — FMLS
• 2021-06-29 Price Changed $125,000 GAMLS
• 2021-06-28 Price Changed $125,000 FMLS
• 2021-06-08 Listed $138,000 GAMLS
• 2021-06-08 Listed $138,000 FMLS
• 2020-06-17 Sold (Public Records) $597,150 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,137 · -3.1% YoY. Source: county tax records.