110 E 8th St · Waynesboro, GA 30830

$115,000

3 bd · 2.0 ba · 1,397 sqft · SingleFamily public records

Built 1920 10,454 sqft lot Est $204k · 44% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Circa-1920 cottage located in the heart of Waynesboro's historc distict. .. With approximately 1,397 square feet, this 2-bedroom, 1 bathroom home has large living and dining rooms, high ceilings, four decorative fireplaces and original wood flooring. Excellent potential as a residence, office space and more. Zoned C-1. Situated on 0.24-acre lot. Property to be sold as-is. No seller disclosure available.

Key facts

• 0.24 acre lot
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 10.1% vs local median 3.3% in Waynesboro — 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 65/100 on livability (#221 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, employment D, amenities F.
• Burke County (town): math 16% / reading 21% proficiency, ranked #148 of 174 in GA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Waynesboro Primary School (961 students, 100% FRL); Burke County Middle School (math 15% / reading 26%, grade F, #345 of 470 statewide, top 74%, 882 students, 100% FRL); Burke County High School (math 4% / reading 17%, grade F, #348 of 424 statewide, top 83%, 1,170 students, 100% FRL) — zoned schools average 100% FRL vs 72% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 87 active listings in the ZIP; 65 units permitted in Burke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Burke County population projected at -24% 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $32k; list at $115k implies a 259% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $115,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $203,962
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 E 8th St	0.00mi	2/1.0 (-1)	1,397 (0%)	0mo	$115,000	$82	91
413 Victory Dr	0.66mi	3/2.0	1,404 (+0%)	15mo	$205,000	$146	56
1008 Waters St	0.44mi	3/2.0	1,480 (+6%)	16mo	$65,000	$44	56
511 Forest Dr	0.51mi	3/1.5	1,248 (-11%)	6mo	$215,000	$172	51
505 Anthony Rd	0.67mi	3/1.0	1,235 (-12%)	4mo	$230,000	$186	42
410 Jones Ave	0.59mi	2/2.0 (-1)	1,320 (-6%)	23mo	$153,450	$116	39
510 Park Dr	0.72mi	3/1.5	1,234 (-12%)	7mo	$205,000	$166	39
405 Liberty St	0.54mi	3/1.0	1,573 (+13%)	23mo	$150,000	$95	31

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $4,475
• Equity at exit: $17,147

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $33,524
• Equity at exit: $9,943

Cash invested: $32,200 (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 30830

• Home prices YoY: -31.3%
• Active inventory: 87
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $364

Break-even live

Break-even rent $869

Max offer price $115,000

Occupancy floor 68%

Sensitivity live

Price	-10% $429	-5% $396	+0% $364	+5% $331	+10% $298
Rent	-10% $259	-5% $311	+0% $364	+5% $416	+10% $469
Rate	-1.0pp $421	-0.5pp $393	base $364	+0.5pp $334	+1.0pp $303

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-24
   status Pending
2. 2026-04-24
   historical
3. 2026-04-24
   historical
4. 2026-04-20
   listed $115,000 Active
5. 2026-04-20
   listed $115,000
6. 1991-09-04
   soldstatus $32,000

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$636/yr (+$53/mo · 150.8%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,945
• − Mortgage interest: −$6,442
• − Property taxes: −$422
• − Insurance: −$575
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$3,345
• Taxable income: $2,610
• Est. tax owed @ 24.0%: −$626
• After-tax cash flow: $3,737/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: Burke County
• NCES district ID: 1300660
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $34,532
• Composite: 15.18/100
• National rank: #9343
• State rank: #148 of 174 in GA

Livability — Waynesboro

• Score: 65/100
• State rank: #221
• US rank: #12962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waynesboro, GA
• Population (ZIP): 15,073

Population outlook (Burke County) Hauer SSP2

• Today (2025): 21,186 people
• By 2030: 20,207 · -4.6%
• By 2040: 18,109 · -14.5%
• By 2050: 16,102 · -24.0%
• By 2075: 12,103 · -42.9%
• By 2100: 9,671 · -54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 50% White 42% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Burke

• 2024 margin: Lean R (+9.3) · D 45.1% · R 54.4%
• 2008→2024 swing: -18.6pp toward R · 2008: 9.2pp · 2024: -9.3pp
• All cycles: 2024: R+9.3 2020: R+1.8 2016: D+2.6 2012: D+11.3 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.87%
• Current HPI: 192.6851
• 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

+259.4% since first listed

6 events — show timeline

• 2026-04-24 Pending — Hive MLS
• 2026-04-24 Listing Removed — Hive MLS
• 2026-04-24 Listing Removed — Hive MLS
• 2026-04-20 Listed $115,000 Hive MLS
• 2026-04-20 Listed $115,000 Hive MLS
• 1991-09-04 Sold (Public Records) $32,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $422 · -8.1% YoY. Source: county tax records.