2065 Highway 81 · Oxford, GA 30054

$139,900

4 bd · 2.0 ba · 1,964 sqft · SingleFamily public records · 12 Days on market

Built 1987 1.00 ac lot Est $267k · 48% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

1 acre of land with 43 feet of main road frontage , House built in 1987 with strong bones is a 4/2 with and outdoor garage that can be rehabbed alot of space to play with , Seller is selling this piece of land and Fixer upper big house with 2063 Highway 81, oxford GA which is adjacent. Both of them totals 4.24 acres with a fixer upper house and one dilapidated one. total road frontage shall be 135 feet of road frontage.

Key facts

• Outdoor garage
• Total road frontage
• 1 acre of land

Tags

• 1 ACRE OF LAND
• 43 FEET OF MAIN ROAD FRONTAGE
• OUTDOOR GARAGE
• FIXER UPPER BIG HOUSE
• TOTAL ROAD FRONTAGE

Property features AI

Exterior

• Parking: Detached parking for 4 vehicles
• Utilities: Public water; Septic tank sewer
• Home design: One-level home; Resale property
• Construction: Wood siding exterior; Composition shingle roof; Concrete perimeter foundation; Built on approximately 1 acre (road reference included)
• Exterior features: Covered front porch; Located on County Road frontage; Asphalt and concrete road surfaces

Interior

• Kitchen: No listed kitchen features; Other appliances
• Bedrooms: Four main-level bedrooms; In-law floorplan
• Flooring: Other flooring
• Bathrooms: Two full bathrooms, both on the main level; Master bath with other features
• Heating & cooling: Central air conditioning
• Interior features: High 10-ft ceilings on upper level; No shared/common walls; Other interior features
• Laundry & utility: Laundry located in a common area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 11.3% vs local median 3.0% in Oxford — 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 64/100 on livability (#277 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Flint Hill Elementary (math 13% / reading 14%, grade F, #1,027 of 1,228 statewide, top 84%, 852 students, 85% FRL); Cousins Middle School (math 12% / reading 23%, grade F, #377 of 470 statewide, top 81%, 654 students, 85% FRL); Newton High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 2,472 students, 85% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 108 active listings in the ZIP; 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $139,900

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 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?
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: 1.41% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.04%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $267,104
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Carole Dr	0.23mi	4/3.0	2,123 (+8%)	5mo	$280,000	$132	68
695 Victoria Ln	0.33mi	4/2.0	2,154 (+10%)	6mo	$293,000	$136	64

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $14,872
• Equity at exit: $20,860

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $61,374
• Equity at exit: $12,096

Cash invested: $39,172 (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 30054

• Home prices YoY: -17.8%
• Active inventory: 108
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,969 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $589

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 65%

Sensitivity live

Price	-10% $686	-5% $637	+0% $589	+5% $541	+10% $492
Rent	-10% $433	-5% $511	+0% $589	+5% $667	+10% $745
Rate	-1.0pp $659	-0.5pp $625	base $589	+0.5pp $553	+1.0pp $516

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $139,900 Active 12 DOM
2. 2026-06-18
   days on market $139,900 Active 9 DOM
3. 2026-06-17
   days on market $139,900 Active 8 DOM
4. 2026-06-16
   days on market $139,900 Active 7 DOM
5. 2026-06-15
   days on market $139,900 Active 6 DOM
6. 2026-06-13
   days on market $139,900 Active 4 DOM
7. 2026-06-13
   days on market $139,900 Active 3 DOM
8. 2026-06-10
   remarks 425-char remark
9. 2026-06-10
   listed $139,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,632
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$4,070
• Taxable income: $5,147
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $5,833/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Oxford

• Score: 64/100
• State rank: #277
• US rank: #14854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,851

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 21% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 6% Russian/Polish/Slavic 2% Chinese 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.99%
• Current HPI: 262.4286
• 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

• 2026-06-09 Listed $139,900 FMLS