42B Elm St · Hampton, GA 30228

$99,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 106 Days on market

Built 1959 $110/sqft · 34% below area Est $150k · 34% under ↓ 34% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED! Calling all contractors, handy man, and DIY experts! This reducedprice property comes with seller financing and no credit check. Perfect opportunity to start or increase your real estate portfolio. Two structures + shed give you room to create, rebuild, or expand. Fresh paint already done! Sold asis. Seller financing with down payment. Lease until you can purchase! Several options available! Email for details!

Key facts

• Built 1959
• Listed 106 days

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$150,500) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 4.5% in Hampton — 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 (#213 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.2%/yr); 547 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $51k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.90% ✓
• Cap rate: 15.28%
• Cash-on-cash: 32.09%
• DSCR: 2.43
• GRM: 4.4

CMA / ARV

• ARV (median comp): $150,500
• List price: $99,000
• Delta: -34.22%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Elm St	0.11mi	3/1.0	792 (-12%)	5mo	$50,000	$63	71
23 Oak St	0.70mi	2/1.5 (-1)	844 (-6%)	8mo	$100,000	$118	43
39 S East Main St	0.61mi	2/1.0 (-1)	1,030 (+14%)	22mo	$105,000	$102	24

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.07×
• Total profit: $29,739
• Equity at exit: $14,761

10-year hold

• IRR: 33.3%
• Equity multiple: 3.92×
• Total profit: $80,896
• Equity at exit: $8,560

Cash invested: $27,720 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 547
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$186 /mo · $2,228/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $741

Break-even live

Break-even rent $944

Max offer price $99,000

Occupancy floor 56%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Cottage Way Hampton, GA	2.0–3.0	2.0–3.0	1243	$2,439	$1.96	1d	19	0.89mi
110 Jay Ln Unit A Hampton, GA	2.0	1.0	878	$1,275	$1.45	43d	1	1.14mi
102 Jay Ln Unit A Hampton, GA	2.0	1.0	878	$1,175	$1.34	43d	1	1.24mi

Listing history 18 events

1. 2026-06-18
   days on market $99,000 Active 106 DOM
2. 2026-06-17
   days on market $99,000 Active 105 DOM
3. 2026-06-16
   days on market $99,000 Active 104 DOM
4. 2026-06-15
   days on market $99,000 Active 103 DOM
5. 2026-06-13
   days on market $99,000 Active 101 DOM
6. 2026-06-09
   days on market $99,000 Active 97 DOM
7. 2026-06-08
   days on market $99,000 Active 96 DOM
8. 2026-06-07
   days on market $99,000 Active 95 DOM
9. 2026-06-04
   days on market $99,000 Active 92 DOM
10. 2026-06-03
    days on market $99,000 Active 91 DOM
11. 2026-06-02
    days on market $99,000 Active 90 DOM
12. 2026-06-01
    days on market $99,000 Active 89 DOM
13. 2026-05-31
    days on market $99,000 Active 88 DOM
14. 2026-05-19
    price $99,000 428-char remark

    Show marketing remark (428 chars)

    REDUCED! Calling all contractors, handy man, and DIY experts! This reducedprice property comes with seller financing and no credit check. Perfect opportunity to start or increase your real estate portfolio. Two structures + shed give you room to create, rebuild, or expand. Fresh paint already done! Sold asis. Seller financing with down payment. Lease until you can purchase! Several options available! Email for details!

15. 2026-04-01
    status Back On Market 428-char remark

    Show marketing remark (428 chars)

    REDUCED! Calling all contractors, handy man, and DIY experts! This reducedprice property comes with seller financing and no credit check. Perfect opportunity to start or increase your real estate portfolio. Two structures + shed give you room to create, rebuild, or expand. Fresh paint already done! Sold asis. Seller financing with down payment. Lease until you can purchase! Several options available! Email for details!

16. 2026-03-27
    historical Active Under Contract 428-char remark

    Show marketing remark (428 chars)

    REDUCED! Calling all contractors, handy man, and DIY experts! This reducedprice property comes with seller financing and no credit check. Perfect opportunity to start or increase your real estate portfolio. Two structures + shed give you room to create, rebuild, or expand. Fresh paint already done! Sold asis. Seller financing with down payment. Lease until you can purchase! Several options available! Email for details!

17. 2026-03-19
    price $135,000 428-char remark

    Show marketing remark (428 chars)

    REDUCED! Calling all contractors, handy man, and DIY experts! This reducedprice property comes with seller financing and no credit check. Perfect opportunity to start or increase your real estate portfolio. Two structures + shed give you room to create, rebuild, or expand. Fresh paint already done! Sold asis. Seller financing with down payment. Lease until you can purchase! Several options available! Email for details!

18. 2026-03-04
    listed $150,000 New 428-char remark

    Show marketing remark (428 chars)

    REDUCED! Calling all contractors, handy man, and DIY experts! This reducedprice property comes with seller financing and no credit check. Perfect opportunity to start or increase your real estate portfolio. Two structures + shed give you room to create, rebuild, or expand. Fresh paint already done! Sold asis. Seller financing with down payment. Lease until you can purchase! Several options available! Email for details!

ⓘ 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: $2,228 · $186/mo
• Projected year-2 tax: $2,228 · $186/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 5 d/yr ≥105°F today · 12 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,594
• − Mortgage interest: −$5,546
• − Property taxes: −$2,228
• − Insurance: −$495
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$2,880
• Taxable income: $7,831
• Est. tax owed @ 24.0%: −$1,879
• After-tax cash flow: $7,017/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — Hampton

• Score: 65/100
• State rank: #213
• US rank: #12664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton, GA
• County: Henry County · 316,359 people
• City population: 52,402
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• 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

-34.0% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $99,000 GAMLS
• 2026-04-01 Relisted — GAMLS
• 2026-03-27 Contingent — GAMLS
• 2026-03-19 Price Changed $135,000 GAMLS
• 2026-03-04 Listed $150,000 GAMLS

Property tax history

+5.0%/yr

Latest (2025): $2,228 · +2.2% YoY. Source: county tax records.