1608 W 4th St · Alma, GA 31510

$159,000

3 bd · 1.0 ba · 1,876 sqft · SingleFamily public records · 144 Days on market

Built 1970 1.03 ac lot $85/sqft · 25% below area Est $211k · 25% 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 +15.4/30.0
• ARV discount +15.0/15.0
• Appreciation +5.2/10.0
• DSCR +4.7/10.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this inviting three-bedroom, one-bathroom residence perfectly situated in Bacon County. Step inside to discover freshly painted interiors and new flooring throughout, creating a warm and modern atmosphere ready for you to move right in. The home offers comfortable living spaces with natural light and a layout ideal for everyday living. The spacious yard provides plenty of room for outdoor gatherings, gardening, or play — and there’s even a hookup for an RV, making it a great option for travelers or guests. Whether you’re a first-time buyer, downsizing, or looking for a solid investment property, this home offers wonderful value with its thoughtful updates and convenient location.

Key facts

• Spacious yard
• New flooring
• Hookup for an rv

Tags

• FRESHLY PAINTED INTERIORS
• NEW FLOORING
• SPACIOUS YARD
• HOOKUP FOR AN RV
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $61 ($733/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 $127k (20.2% below list).
• Recommended offer: $127k (20.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#530 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, schools F, crime F.
• Bacon County (rural): math 48% / reading 36% proficiency, ranked #43 of 174 in GA (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $707 appreciation (0.4% local appreciation)).
• Bacon County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago 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 $105k; list at $159k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,933 (20.2% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (median comp): $210,740
• List price: $159,000
• Delta: -24.55%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

0.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.06×
• Total profit: $2,515
• Equity at exit: $49,735

10-year hold

• IRR: 6.2%
• Equity multiple: 1.71×
• Total profit: $31,606
• Equity at exit: $62,709

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 31510

• Home prices YoY: 0.2%
• Active inventory: 38
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $61

Break-even live

Break-even rent $1,192

Max offer price $159,000

Occupancy floor 90%

Sensitivity live

Price	-10% $151	-5% $106	+0% $61	+5% $16	+10% $-29
Rent	-10% $-39	-5% $11	+0% $61	+5% $111	+10% $161
Rate	-1.0pp $141	-0.5pp $102	base $61	+0.5pp $20	+1.0pp $-22

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: —

Listing history 21 events

1. 2026-06-16
   status $159,000 Pending 144 DOM
2. 2026-06-15
   days on market $159,000 Active 144 DOM
3. 2026-06-13
   days on market $159,000 Active 142 DOM
4. 2026-06-12
   days on market $159,000 Active 141 DOM
5. 2026-06-09
   days on market $159,000 Active 138 DOM
6. 2026-06-08
   days on market $159,000 Active 137 DOM
7. 2026-06-07
   days on market $159,000 Active 136 DOM
8. 2026-06-05
   days on market $159,000 Active 134 DOM
9. 2026-06-04
   days on market $159,000 Active 132 DOM
10. 2026-06-02
    days on market $159,000 Active 131 DOM
11. 2026-06-01
    days on market $159,000 Active 130 DOM
12. 2026-05-31
    days on market $159,000 Active 129 DOM
13. 2026-05-31
    days on market $159,000 Active 128 DOM
14. 2026-04-10
    status Active 722-char remark

    Show marketing remark (722 chars)

    Welcome home to this inviting three-bedroom, one-bathroom residence perfectly situated in Bacon County. Step inside to discover freshly painted interiors and new flooring throughout, creating a warm and modern atmosphere ready for you to move right in. The home offers comfortable living spaces with natural light and a layout ideal for everyday living. The spacious yard provides plenty of room for outdoor gatherings, gardening, or play — and there’s even a hookup for an RV, making it a great option for travelers or guests. Whether you’re a first-time buyer, downsizing, or looking for a solid investment property, this home offers wonderful value with its thoughtful updates and convenient location.

15. 2026-01-29
    status Pending 722-char remark

    Show marketing remark (722 chars)

    Welcome home to this inviting three-bedroom, one-bathroom residence perfectly situated in Bacon County. Step inside to discover freshly painted interiors and new flooring throughout, creating a warm and modern atmosphere ready for you to move right in. The home offers comfortable living spaces with natural light and a layout ideal for everyday living. The spacious yard provides plenty of room for outdoor gatherings, gardening, or play — and there’s even a hookup for an RV, making it a great option for travelers or guests. Whether you’re a first-time buyer, downsizing, or looking for a solid investment property, this home offers wonderful value with its thoughtful updates and convenient location.

16. 2025-12-06
    status Active 722-char remark

    Show marketing remark (722 chars)

    Welcome home to this inviting three-bedroom, one-bathroom residence perfectly situated in Bacon County. Step inside to discover freshly painted interiors and new flooring throughout, creating a warm and modern atmosphere ready for you to move right in. The home offers comfortable living spaces with natural light and a layout ideal for everyday living. The spacious yard provides plenty of room for outdoor gatherings, gardening, or play — and there’s even a hookup for an RV, making it a great option for travelers or guests. Whether you’re a first-time buyer, downsizing, or looking for a solid investment property, this home offers wonderful value with its thoughtful updates and convenient location.

17. 2025-11-02
    status Pending 722-char remark

    Show marketing remark (722 chars)

    Welcome home to this inviting three-bedroom, one-bathroom residence perfectly situated in Bacon County. Step inside to discover freshly painted interiors and new flooring throughout, creating a warm and modern atmosphere ready for you to move right in. The home offers comfortable living spaces with natural light and a layout ideal for everyday living. The spacious yard provides plenty of room for outdoor gatherings, gardening, or play — and there’s even a hookup for an RV, making it a great option for travelers or guests. Whether you’re a first-time buyer, downsizing, or looking for a solid investment property, this home offers wonderful value with its thoughtful updates and convenient location.

18. 2025-10-09
    listed $159,000 Active 722-char remark

    Show marketing remark (722 chars)

    Welcome home to this inviting three-bedroom, one-bathroom residence perfectly situated in Bacon County. Step inside to discover freshly painted interiors and new flooring throughout, creating a warm and modern atmosphere ready for you to move right in. The home offers comfortable living spaces with natural light and a layout ideal for everyday living. The spacious yard provides plenty of room for outdoor gatherings, gardening, or play — and there’s even a hookup for an RV, making it a great option for travelers or guests. Whether you’re a first-time buyer, downsizing, or looking for a solid investment property, this home offers wonderful value with its thoughtful updates and convenient location.

19. 2022-04-11
    soldstatus $105,000
20. 2022-04-07
    soldstatus $110,000 234-char remark

    Show marketing remark (234 chars)

    Charming brick home just minutes from town in Alma, GA. This home is comfortable and spacious featuring a large dining and living area. The yard is perfect for outdoor gatherings and offers some privacy with the back partially wooded.

21. 2021-09-07
    listed $125,000 234-char remark

    Show marketing remark (234 chars)

    Charming brick home just minutes from town in Alma, GA. This home is comfortable and spacious featuring a large dining and living area. The yard is perfect for outdoor gatherings and offers some privacy with the back partially wooded.

ⓘ 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: $499 · $42/mo
• Projected year-2 tax: $1,463 · $122/mo
• Expected delta: +$963/yr (+$80/mo · 192.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,232
• − Mortgage interest: −$8,906
• − Property taxes: −$499
• − Insurance: −$795
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$4,625
• Taxable loss: −$2,031
• Est. tax savings @ 24.0%: +$488
• After-tax cash flow: $1,221/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: Bacon County
• NCES district ID: 1300150
• Math proficiency: 48% ▬ 0.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $35,087
• Composite: 34.79/100
• National rank: #5112
• State rank: #43 of 174 in GA

Livability — Alma

• Score: 54/100
• State rank: #530
• US rank: #23747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,592

Population outlook (Bacon County) Hauer SSP2

• Today (2025): 11,676 people
• By 2030: 11,831 · +1.3%
• By 2040: 12,066 · +3.3%
• By 2050: 12,250 · +4.9%
• By 2075: 12,308 · +5.4%
• By 2100: 11,278 · -3.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 17% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Bacon

• 2024 margin: Solid R (+73.2) · D 13.3% · R 86.5%
• 2008→2024 swing: -15.5pp toward R · 2008: -57.7pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+72.7 2016: R+68.5 2012: R+58.6 2008: R+57.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.44%
• Current HPI: 236.7103
• 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

+27.2% since first listed

8 events — show timeline

• 2026-04-10 Relisted — GIAR
• 2026-01-29 Pending — GIAR
• 2025-12-06 Relisted — GIAR
• 2025-11-02 Pending — GIAR
• 2025-10-09 Listed $159,000 GIAR
• 2022-04-11 Sold (Public Records) $105,000 Public Records
• 2022-04-07 Sold (MLS) $110,000 SEGAMLS
• 2021-09-07 Listed $125,000 SEGAMLS

Property tax history

+1.8%/yr

Latest (2025): $499 · -53.5% YoY. Source: county tax records.