Palmyra Plan

Allenhurst, GA 31301

$281,900D+

4 bd · 2.5 ba · 2,151 sqft · Built — · SingleFamily · Active · 488 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,601/mo
• Mortgage (P&I): −$1,502
• Tax + insurance: −$477
• HOA: −$34
• Vac / Maint / Mgmt: −$546
• Net cashflow: $41/mo
• Annual: $493/yr
• Cap rate: 6.47%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• 1% rule: 0.91%
• Cash to close: $80,216

Investor read

• This is a 4-bed/2.5-bath single-family listed at $282k. Condition is rated excellent.
• At list price, monthly cash flow is $41 ($493/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (7.7% below list).
• It's been on market 488 days — a 12% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $248k (12.0% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($2k loan paydown + $445 appreciation (0.2% local appreciation)).
• Location reads 62/100 on livability (#319 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Long County (rural): math 26% / reading 26% proficiency, ranked #115 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Smiley Elementary School (1,258 students, 67% FRL); Long County Middle School (math 21% / reading 27%, grade F, #311 of 470 statewide, top 68%, 945 students, 69% FRL); Long County High School (math 37% / reading 22%, grade F, #140 of 424 statewide, top 35%, 1,209 students, 70% FRL).
• Market conditions: 186 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 139d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Cap rate 6.5% vs local median 5.1% in Allenhurst — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.
• At $2,601/mo this rent would consume 48% of the median local household income ($65k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Questions for listing agent

• It's been on market 488 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• 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.
• 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.