3051 Georgia 337 · Menlo, GA 30731

$89,000

2 bd · 1.0 ba · 754 sqft · SingleFamily · 72 Days on market

Built 1900 Fair condition 0.48 ac lot $118/sqft · 32% below area Est $130k · 32% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Appreciation +7.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0

Listing remarks MLS

Charming Nostalgic Cottage - Prime Fixer-Upper Opportunity in the Heart of Menlo, GA! Step back in time with this adorable 754 sq ft nostalgic home, perfectly situated in the peaceful heart of Menlo, Georgia. Previously used as a rental property, this sweet guest house is now available as a standalone opportunity or as part of a package with the large neighboring main house. This cozy fixer-upper offers tremendous potential for the right buyer. Whether you're looking to create a profitable short-term rental, a peaceful overnight guest retreat, or a personal weekend getaway, the possibilities are endless. Its compact size makes it easy to maintain while still delivering plenty of character and warmth. Location Highlights: * Walk to the local park, church, and everyday shopping - true small-town convenience at its best. * Just minutes from Mentone, Alabama, with its scenic mountain views, waterfalls, hiking trails, and charming attractions on Lookout Mountain. * Enjoy a calm, relaxed lifestyle in this quiet community while staying close to nature and recreational opportunities. Priced at an attractive $89,000, this is an excellent value for a hands-on investor or someone ready to bring new life to a classic property. A division of the lot with survey will be required for a standalone purchase, or it can be acquired as a package deal with the adjacent large house. Don't miss this chance to own a piece of Menlo's history and create something special in a tranquil setting near Mentone, AL. Contact me today for more details or to schedule a private showing!

Key facts

• Local park
• Waterfalls
• Everyday shopping

Tags

• LOCAL PARK
• EVERYDAY SHOPPING
• SCENIC MOUNTAIN VIEWS
• WATERFALLS
• HIKING TRAILS
• QUIET COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#313 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime D-, amenities F.
• Chattooga County (rural): math 18% / reading 26% proficiency, ranked #140 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 47 active listings in the ZIP; 2 units permitted in Chattooga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($615 loan paydown + $4k appreciation (4.8% local appreciation)).
• Chattooga County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, 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 72 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.14%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $130,331
• List price: $89,000
• Delta: -31.71%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.53×
• Total profit: $38,018
• Equity at exit: $49,144

10-year hold

• IRR: 24.0%
• Equity multiple: 4.99×
• Total profit: $99,400
• Equity at exit: $83,767

Cash invested: $24,920 (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 30731

• Home prices YoY: 1.7%
• Active inventory: 47
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $294

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 69%

Sensitivity live

Price	-10% $355	-5% $324	+0% $294	+5% $263	+10% $232
Rent	-10% $203	-5% $248	+0% $294	+5% $339	+10% $384
Rate	-1.0pp $338	-0.5pp $316	base $294	+0.5pp $271	+1.0pp $247

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $89,000 Active 72 DOM
2. 2026-06-18
   days on market $89,000 Active 71 DOM
3. 2026-06-17
   days on market $89,000 Active 70 DOM
4. 2026-06-16
   days on market $89,000 Active 69 DOM
5. 2026-06-15
   days on market $89,000 Active 68 DOM
6. 2026-06-14
   days on market $89,000 Active 66 DOM
7. 2026-06-13
   days on market $89,000 Active 65 DOM
8. 2026-06-10
   days on market $89,000 Active 63 DOM
9. 2026-06-09
   days on market $89,000 Active 62 DOM
10. 2026-06-08
    days on market $89,000 Active 61 DOM
11. 2026-06-07
    days on market $89,000 Active 60 DOM
12. 2026-06-05
    days on market $89,000 Active 57 DOM
13. 2026-06-03
    days on market $89,000 Active 56 DOM
14. 2026-06-02
    days on market $89,000 Active 55 DOM
15. 2026-06-01
    days on market $89,000 Active 54 DOM
16. 2026-05-31
    days on market $89,000 Active 53 DOM
17. 2026-05-30
    days on market $89,000 Active 52 DOM
18. 2026-04-08
    listed $89,000 Active 1581-char remark

    Show marketing remark (1581 chars)

    Charming Nostalgic Cottage - Prime Fixer-Upper Opportunity in the Heart of Menlo, GA! Step back in time with this adorable 754 sq ft nostalgic home, perfectly situated in the peaceful heart of Menlo, Georgia. Previously used as a rental property, this sweet guest house is now available as a standalone opportunity or as part of a package with the large neighboring main house. This cozy fixer-upper offers tremendous potential for the right buyer. Whether you're looking to create a profitable short-term rental, a peaceful overnight guest retreat, or a personal weekend getaway, the possibilities are endless. Its compact size makes it easy to maintain while still delivering plenty of character and warmth. Location Highlights: * Walk to the local park, church, and everyday shopping - true small-town convenience at its best. * Just minutes from Mentone, Alabama, with its scenic mountain views, waterfalls, hiking trails, and charming attractions on Lookout Mountain. * Enjoy a calm, relaxed lifestyle in this quiet community while staying close to nature and recreational opportunities. Priced at an attractive $89,000, this is an excellent value for a hands-on investor or someone ready to bring new life to a classic property. A division of the lot with survey will be required for a standalone purchase, or it can be acquired as a package deal with the adjacent large house. Don't miss this chance to own a piece of Menlo's history and create something special in a tranquil setting near Mentone, AL. Contact me today for more details or to schedule a private showing!

19. 2026-04-06
    listed $89,000 New 1588-char remark

    Show marketing remark (1588 chars)

    Charming Nostalgic Cottage - Prime Fixer-Upper Opportunity in the Heart of Menlo, GA! Step back in time with this adorable 754 sq ft nostalgic home, perfectly situated in the peaceful heart of Menlo, Georgia. Previously used as a rental property, this sweet guest house is now available as a standalone opportunity or as part of a package with the large neighboring main house. This cozy fixer-upper offers tremendous potential for the right buyer. Whether you're looking to create a profitable short-term rental, a peaceful overnight guest retreat, or a personal weekend getaway, the possibilities are endless. Its compact size makes it easy to maintain while still delivering plenty of character and warmth. Location Highlights: * Walk to the local park, church, and everyday shopping - true small-town convenience at its best. * Just minutes from Mentone, Alabama, with its scenic mountain views, waterfalls, hiking trails, and charming attractions on Lookout Mountain. * Enjoy a calm, relaxed lifestyle in this quiet community while staying close to nature and recreational opportunities. Priced at an attractive $89,000, this is an excellent value for a hands-on investor or someone ready to bring new life to a classic property. A division of the lot with survey will be required for a standalone purchase, or it can be acquired as a package deal with the adjacent large house. Don't miss this chance to own a piece of Menlo's history and create something special in a tranquil setting near Mentone, AL. Contact me today for more details or to schedule a private showing!

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,803
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,589
• Taxable income: $2,240
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $2,986/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This charming but neglected cottage requires significant repairs and maintenance to bring it up to a fair condition. Painting, replacing worn-out flooring, and new siding are the highest-ROI updates that would significantly increase its resale and rental value.

Repairs flagged

• Major siding — Significant wear and tear
• Major porch flooring — Worn-out and uneven
• Major interior walls — Painted walls show signs of wear

Value-add opportunities

• Both painting the exterior and interior — Fresh paint can significantly improve curb appeal and interior aesthetics
• Both replacing worn-out flooring — New flooring will improve the home's condition and make it more appealing for both resale and rental
• Both replacing siding — New siding will improve the home's curb appeal and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
porch flooring · Worn-out and uneven	Major	$15,000–50,000
interior walls · Painted walls show signs of wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both painting the exterior and interior — Fresh paint can significantly improve curb appeal and interior aesthetics ↑
• Both replacing worn-out flooring — New flooring will improve the home's condition and make it more appealing for both resale and rental ↑
• Both replacing siding — New siding will improve the home's curb appeal and increase its value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chattooga County
• NCES district ID: 1301080
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $33,123
• Composite: 17.93/100
• National rank: #8996
• State rank: #140 of 174 in GA

Livability — Menlo

• Score: 62/100
• State rank: #313
• US rank: #16971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menlo, GA
• Population (ZIP): 2,450

Population outlook (Chattooga County) Hauer SSP2

• Today (2025): 23,451 people
• By 2030: 22,595 · -3.7%
• By 2040: 20,808 · -11.3%
• By 2050: 19,079 · -18.6%
• By 2075: 15,131 · -35.5%
• By 2100: 10,904 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Italian 8% Romanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Chattooga

• 2024 margin: Solid R (+64.2) · D 17.7% · R 81.9%
• 2008→2024 swing: -28.4pp toward R · 2008: -35.8pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+61.8 2016: R+58.8 2012: R+41.3 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.76%
• Current HPI: 284.6453
• 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

2 events — show timeline

• 2026-04-08 Listed $89,000 GCAR
• 2026-04-06 Listed $89,000 GAMLS