1565 Georgia 56 · Waynesboro, GA 30830

$159,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records

Built 2004 1.77 ac lot Est $209k · 24% under

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.4/10.0
• 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

Move-in ready home on 1.77 acres offered for sale just three miles north of Waynesboro, Georgia. This 3-bedoom, 2-bathroom home has new paint, new flooring, new countertops and several other updates, including the roof and new back deck. An efficient split floorplan offers a large living room and eat-in kitchen at the center of the home, with the primary suite located on one side of the home and two spare bedrooms with an adjacent hall bath at the other. The primary suite has an ensuite bathroom wwith a garden tub and a shower, along with a walk-in closet. This home offers an affordable option on a large lot with a convenient commute to either Waynesboro, Augusta, Plant Vogtle and more.

Key facts

• 1.77 acre lot
• Built 2004

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/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 $150k (5.7% below list).
• Recommended offer: $150k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 3.2% 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: 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; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.

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 $35k; list at $159k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000 (5.7% below list)

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: 0.94% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $208,656
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
257 Briar Creek Estates Rd	0.33mi	3/1.0	1,134 (-12%)	4mo	$182,500	$161	56

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-9,671
• Equity at exit: $23,707

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $12,078
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $254

Break-even live

Break-even rent $1,179

Max offer price $159,000

Occupancy floor 78%

Sensitivity live

Price	-10% $344	-5% $299	+0% $254	+5% $209	+10% $164
Rent	-10% $135	-5% $195	+0% $254	+5% $313	+10% $372
Rate	-1.0pp $334	-0.5pp $294	base $254	+0.5pp $213	+1.0pp $171

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
982 Georgia 56 Unit 56 Waynesboro, GA	3.0	2.0	1250	$1,500	$1.20	44d	1	1.02mi

Listing history 8 events

1. 2026-04-19
   status Pending
2. 2026-04-19
   historical
3. 2026-04-19
   historical
4. 2026-03-28
   listed $159,000 Active
5. 2026-03-28
   listed $159,000
6. 2008-09-01
   soldstatus $35,300
7. 2005-03-01
   soldstatus $77,800
8. 2002-02-26
   soldstatus $34,000

ⓘ 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: $372 · $31/mo
• Projected year-2 tax: $1,463 · $122/mo
• Expected delta: +$1,091/yr (+$91/mo · 293.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $18,000
• − Mortgage interest: −$8,906
• − Property taxes: −$372
• − Insurance: −$795
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,625
• Taxable income: $421
• Est. tax owed @ 24.0%: −$101
• After-tax cash flow: $2,946/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

• 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

+367.6% since first listed

8 events — show timeline

• 2026-04-19 Pending — Hive MLS
• 2026-04-19 Listing Removed — Hive MLS
• 2026-04-19 Listing Removed — Hive MLS
• 2026-03-28 Listed $159,000 Hive MLS
• 2026-03-28 Listed $159,000 Hive MLS
• 2008-09-01 Sold (Public Records) $35,300 Public Records
• 2005-03-01 Sold (Public Records) $77,800 Public Records
• 2002-02-26 Sold (Public Records) $34,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $372 · -7.3% YoY. Source: county tax records.