1192 Williams Cir · Lincolnton, GA 30817

$169,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 38 Days on market

Built 1973 0.69 ac lot $168/sqft · 77% above area

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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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully renovated home boasts 3 spacious bedrooms and 1 modern bathroom, perfect for families or anyone seeking a serene living environment. Nestled in a quiet neighborhood just 30 minutes from Evans, Georgia, this property offers the best of both tranquility and convenience. Benefits of Living Here: Quiet Neighborhood: Experience peaceful living away from the hustle and bustle, with friendly neighbors and a community feel. Convenient Location: Just 30 minutes from Evans, you'll have easy access to shopping, dining, and recreational activities while enjoying a more relaxed pace. Move-In Ready: With renovations completed, this home is ready for you to move in and make memories.

Key facts

• Convenient location
• Quiet neighborhood
• Move in ready

Tags

• QUIET NEIGHBORHOOD
• CONVENIENT LOCATION
• MOVE IN READY

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Septic tank sewer
• Home design: Single-family residential property
• Construction: Vinyl siding construction; Metal roof; Crawl space foundation
• Exterior features: Metal roof; Lot approximately 0.69 acres; Vinyl siding

Interior

• Kitchen: Eat-in kitchen
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.5% in Lincolnton — 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 61/100 on livability (#352 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Lincoln County (rural): math 34% / reading 36% proficiency, ranked #71 of 174 in GA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln County Elementary School (math 36% / reading 33%, grade F, #531 of 1,228 statewide, top 45%, 606 students, 57% FRL); Lincoln County Middle School (math 40% / reading 45%, grade D-, #122 of 470 statewide, top 26%, 258 students, 57% FRL); Lincoln County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 367 students, 48% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 152 active listings in the ZIP; 74 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Lincoln County population projected at -32% 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 $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($164k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1973 — 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 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?
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: 1.19% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (median comp): $95,732
• List price: $169,000
• Delta: 76.54%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $7,827
• Equity at exit: $25,198

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $52,005
• Equity at exit: $14,612

Cash invested: $47,320 (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 30817

• Home prices YoY: -23.0%
• Active inventory: 152
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,004 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $554

Break-even live

Break-even rent $1,303

Max offer price $169,000

Occupancy floor 67%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $169,000 Active 38 DOM
2. 2026-06-17
   days on market $169,000 Active 37 DOM
3. 2026-06-16
   days on market $169,000 Active 36 DOM
4. 2026-06-15
   days on market $169,000 Active 35 DOM
5. 2026-06-13
   days on market $169,000 Active 33 DOM
6. 2026-06-12
   days on market $169,000 Active 32 DOM
7. 2026-06-09
   days on market $169,000 Active 29 DOM
8. 2026-06-09
   remarks 695-char remark
9. 2026-06-09
   statusdays on marketlisting id $169,000 Active 28 DOM
10. 2026-06-08
    days on market $169,000 New 13 DOM
11. 2026-06-07
    days on market $169,000 New 12 DOM
12. 2026-06-07
    days on market $169,000 New 11 DOM
13. 2026-06-04
    days on market $169,000 New 8 DOM
14. 2026-06-02
    days on market $169,000 New 7 DOM
15. 2026-06-01
    days on market $169,000 New 6 DOM
16. 2026-05-31
    days on market $169,000 New 5 DOM
17. 2026-05-31
    days on market $169,000 New 4 DOM
18. 2026-05-11
    historical
19. 2026-01-19
    listed $169,000 Active

    Show marketing remark (694 chars)

    This beautifully renovated home boasts 3 spacious bedrooms and 1 modern bathroom, perfect for families or anyone seeking a serene living environment. Nestled in a quiet neighborhood just 30 minutes from Evans, Georgia, this property offers the best of both tranquility and convenience. Benefits of Living Here: Quiet Neighborhood: Experience peaceful living away from the hustle and bustle, with friendly neighbors and a community feel. Convenient Location: Just 30 minutes from Evans, you'll have easy access to shopping, dining, and recreational activities while enjoying a more relaxed pace. Move-In Ready: With renovations completed, this home is ready for you to move in and make memories.

20. 2026-01-19
    listed $169,000 Active 695-char remark

    Show marketing remark (694 chars)

    This beautifully renovated home boasts 3 spacious bedrooms and 1 modern bathroom, perfect for families or anyone seeking a serene living environment. Nestled in a quiet neighborhood just 30 minutes from Evans, Georgia, this property offers the best of both tranquility and convenience. Benefits of Living Here: Quiet Neighborhood: Experience peaceful living away from the hustle and bustle, with friendly neighbors and a community feel. Convenient Location: Just 30 minutes from Evans, you'll have easy access to shopping, dining, and recreational activities while enjoying a more relaxed pace. Move-In Ready: With renovations completed, this home is ready for you to move in and make memories.

ⓘ 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: $873 · $73/mo
• Projected year-2 tax: $1,555 · $130/mo
• Expected delta: +$682/yr (+$57/mo · 78.1%)

ⓘ 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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $24,048
• − Mortgage interest: −$9,467
• − Property taxes: −$873
• − Insurance: −$845
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$4,916
• Taxable income: $4,099
• Est. tax owed @ 24.0%: −$984
• After-tax cash flow: $5,661/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: Lincoln County
• NCES district ID: 1303330
• Math proficiency: 34% ▼ -14.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $36,428
• Composite: 29.05/100
• National rank: #6607
• State rank: #71 of 174 in GA

Livability — Lincolnton

• Score: 61/100
• State rank: #352
• US rank: #18137

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): 7,742

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 7,009 people
• By 2030: 6,563 · -6.4%
• By 2040: 5,581 · -20.4%
• By 2050: 4,744 · -32.3%
• By 2075: 3,406 · -51.4%
• By 2100: 2,263 · -67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+44.8) · D 27.4% · R 72.2%
• 2008→2024 swing: -20.3pp toward R · 2008: -24.5pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+37.5 2016: R+36.3 2012: R+27.6 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.78%
• Current HPI: 189.652
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-01-19 Listed $169,000 Hive MLS
• 2026-01-19 Listed $169,000 Hive MLS
• 2026-01-19 Listed $169,000 GAMLS

Property tax history

+5.4%/yr

Latest (2025): $873 · +10.9% YoY. Source: county tax records.