130 S Washington St · Lyons, GA 30436

$179,000

6 bd · 3.0 ba · 3,237 sqft · MultiFamily public records · 61 Days on market

Built 1913 0.41 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Great Investment opportunity! Conveniently located in the heart of Lyons on Hwy 280, this property offers lots of Opportunities for commercial or housing. Charming fixer upper with beautiful historical features like original hard wood floors, fireplaces in most of the rooms, clawfoot tubs, built in cabinets, and tall ceilings. Property was a multi family unit with 3 units but would need to be brought up to code for this option now. Each unit is 2 bedrooms, one bath, living room and kitchen. The entire property has 3 kitchens, 3 living rooms, 3 bathrooms, 6 bedrooms, a laundry room, and a closed in porch. Additionally a separate commercial building that used to be an insurance office goes w

Key facts

• Tall ceilings
• Clawfoot tubs
• Built in cabinets

Tags

• ORIGINAL HARD WOOD FLOORS
• FIREPLACES IN MOST ROOMS
• CLAWFOOT TUBS
• BUILT IN CABINETS
• TALL CEILINGS
• SEPARATE COMMERCIAL BUILDING

Property features AI

Finance

• Financial info: Listed as mixed-use residential (investor potential)
• HOA & community: No HOA; Community features include sidewalks and street lights

Exterior

• Parking: Carport; Off-street parking
• Utilities: Public water; Public sewer; Electric with 220 volts; Cable available; High-speed internet available; Natural gas available; Sewer connected; Water available
• Home design: Residential mixed-use house; One story; Built in 1913; Property listed as fixer
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Front porch; Corner lot; Outbuilding on property

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: Six bedrooms (all on the main level)
• Flooring: Carpet; Hardwood
• Bathrooms: Three full bathrooms (all on the main level)
• Heating & cooling: Heating present (other type); Window unit cooling
• Interior features: Bookcases; Living room and master bedroom fireplaces
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $179k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#330 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, amenities F, commute F.
• Toombs County (rural): math 36% / reading 31% proficiency, ranked #77 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lyons Primary School (557 students, 87% FRL); Toombs County Middle School (math 23% / reading 31%, grade F, #271 of 470 statewide, top 60%, 670 students, 87% FRL); Toombs County High School (math 28% / reading 17%, grade F, #210 of 424 statewide, top 50%, 853 students, 87% FRL).
• Market conditions: 43 active listings in the ZIP; 33 units permitted in Toombs County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Toombs County population projected at -11% 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 $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1913 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.51% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.98%
• DSCR: 2.07
• GRM: 5.5

CMA / ARV

• ARV (median comp): $359,126
• List price: $179,000
• Delta: -50.16%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.3%
• Equity multiple: 4.22×
• Total profit: $161,243
• Equity at exit: $161,257

10-year hold

• IRR: 36.5%
• Equity multiple: 9.47×
• Total profit: $424,632
• Equity at exit: $347,758

Cash invested: $50,120 (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 30436

• Home prices YoY: 9.5%
• Active inventory: 43
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $1,001

Break-even live

Break-even rent $1,432

Max offer price $179,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,103	-5% $1,052	+0% $1,001	+5% $951	+10% $900
Rent	-10% $788	-5% $895	+0% $1,001	+5% $1,108	+10% $1,215
Rate	-1.0pp $1,092	-0.5pp $1,047	base $1,001	+0.5pp $955	+1.0pp $908

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,700
Total (3 units)			$2,700

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $179,000 Active 61 DOM
2. 2026-06-19
   days on market $179,000 Active 59 DOM
3. 2026-06-18
   days on market $179,000 Active 58 DOM
4. 2026-06-17
   days on market $179,000 Active 57 DOM
5. 2026-06-16
   days on market $179,000 Active 56 DOM
6. 2026-06-15
   days on market $179,000 Active 55 DOM
7. 2026-06-14
   days on market $179,000 Active 53 DOM
8. 2026-06-12
   days on market $179,000 Active 52 DOM
9. 2026-06-09
   days on market $179,000 Active 49 DOM
10. 2026-06-08
    days on market $179,000 Active 48 DOM
11. 2026-06-07
    days on market $179,000 Active 47 DOM
12. 2026-06-07
    days on market $179,000 Active 46 DOM
13. 2026-06-04
    days on market $179,000 Active 43 DOM
14. 2026-06-02
    days on market $179,000 Active 42 DOM
15. 2026-06-01
    days on market $179,000 Active 41 DOM
16. 2026-05-31
    days on market $179,000 Active 40 DOM
17. 2026-05-31
    days on market $179,000 Active 39 DOM
18. 2025-05-19
    listed $179,000 New 825-char remark

ⓘ 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: $1,420 · $118/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$227/yr (+$19/mo · 16.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 19 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: $32,400
• − Mortgage interest: −$10,027
• − Property taxes: −$1,420
• − Insurance: −$895
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$5,207
• Taxable income: $9,667
• Est. tax owed @ 24.0%: −$2,320
• After-tax cash flow: $9,697/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: Toombs County
• NCES district ID: 1305040
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $34,288
• Composite: 27.63/100
• National rank: #6922
• State rank: #77 of 174 in GA

Livability — Lyons

• Score: 61/100
• State rank: #330
• US rank: #17443

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyons, GA
• Population (ZIP): 11,547

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: Majority White (63%)
• Race & ethnicity: White 63% Black 20% Hispanic / Latino 14% Two or more races 5%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: ▲ 22.28%
• Current HPI: 257.7921
• 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

1 event — show timeline

• 2025-05-19 Listed $179,000 GAMLS

Property tax history

+5.2%/yr

Latest (2025): $1,420 · +0.1% YoY. Source: county tax records.