159 Brad St · Franklin Springs, GA 30662

$549,000

None bd · None ba · — sqft · MultiFamily · 18 Days on market

Built 2025 Good condition 0.54 ac lot ↓ 20% since listing

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

FOR SALE - FULLY LEASED, INCOME-PRODUCING DUPLEX IN FRANKLIN SPRINGS Excellent investment opportunity to own a fully leased, new construction duplex featuring two 4-bedroom, 4-bathroom townhome units, each designed for maximum rental appeal and consistent income. Both units are currently occupied, offering immediate cash flow from day one. Each unit features a spacious, modern layout with private full bathrooms for every bedroom, open living areas, and contemporary finishes throughout. The property also includes ample parking and private backyard spaces, enhancing long-term tenant retention. Property Highlights: * Two 4BR/4BA units (100% occupied) * Fully leased - immediate income

Key facts

• Ample onsite parking
• Turnkey condition
• 0.54 acre lot

Tags

• MODERN INTERIOR FINISHES
• PRIVATE BACKYARD AREAS
• AMPLE ONSITE PARKING
• LOW MAINTENANCE CONSTRUCTION
• LOW MAINTENANCE LANDSCAPING
• TURNKEY CONDITION

Property features AI

Finance

• Other: Address: Royston, GA 30662
• Financial info: Gross income reported: $48,000
• HOA & community: No association

Exterior

• Parking: Open parking; Assigned spaces; Off-street parking; Parking pad; Total of 6 parking spaces
• Utilities: Public water; Public sewer (sewer connected); Green energy efficient features: appliances, doors, insulation, roof, water heater, windows
• Home design: Residential income property; Multi-family / Duplex / Townhouse; Structure includes duplex, house, townhouse; Built in 2025
• Construction: Concrete construction; Slab foundation; New construction (2025)
• Exterior features: Concrete construction; Slab foundation; Lot approximately 0.54 acres (public records)

Interior

• Bedrooms: Duplex with 2 total units (multifamily)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Two levels; 2 fireplaces; No basement; New construction

🏗️ New construction. The $549,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $235,065.

What this means for you Summary

Snapshot

• This is a 2 × 4.0-bed/4.0-bath units multifamily listed at $549k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $1k/mo.
• To cash-flow at today's rent, offer at most $528k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $462k (15.9% below list).
• Recommended offer: $462k (15.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#48 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Franklin County (rural): math 38% / reading 35% proficiency, ranked #61 of 174 in GA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Royston Elementary School (math 54% / reading 38%, grade D-, #316 of 1,228 statewide, top 26%, 493 students, 73% FRL); Franklin County Middle School (math 32% / reading 35%, grade F, #206 of 470 statewide, top 45%, 826 students, 60% FRL); Franklin County High School (math 34% / reading 34%, grade F, #93 of 424 statewide, top 23%, 1,048 students, 49% FRL).
• Market conditions: 96 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 163 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).
• At $4,616/mo this rent would consume 104% of the median local household income ($53k/yr) (locally 72% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($541k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts; this cycle's ask is 30400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $461,600 (15.9% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.96% ✓
• Cap rate: 16.62%
• Cash-on-cash: 36.87%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (median comp): $235,065
• List price: $549,000
• Delta: 131.85%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.6%
• Equity multiple: 4.90×
• Total profit: $256,885
• Equity at exit: $211,765

10-year hold

• IRR: 46.2%
• Equity multiple: 10.96×
• Total profit: $655,340
• Equity at exit: $456,679

Cash invested: $65,818 (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 30662

• Home prices YoY: 17.9%
• Active inventory: 96
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $4,616 high
• Mortgage (P&I): −$1,233
• Tax est. 1.5%: −$294 /mo · $3,526/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$969
• Net cashflow: $2,022

Break-even live

Break-even rent $2,056

Max offer price $235,065

Occupancy floor 51%

Sensitivity live

Price	-10% $2,185	-5% $2,103	+0% $2,022	+5% $1,941	+10% $1,860
Rent	-10% $1,657	-5% $1,840	+0% $2,022	+5% $2,204	+10% $2,387
Rate	-1.0pp $2,141	-0.5pp $2,082	base $2,022	+0.5pp $1,961	+1.0pp $1,899

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4.0	4	$4,616
Total (2 units)			$4,616

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: $58,766
• Closing costs: $7,052
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
468 Taylor St Unit 2 Royston, GA	2.0	1.0	—	$1,195	—	45d	1	0.57mi
22 Freedom Point Rd Royston, GA	3.0	2.0	1800	$1,500	$0.83	15d	1	0.64mi
339 Dovetown Rd Royston, GA	1.0	1.0	—	$766	—	15d	1	0.84mi
237 Turner St Unit E Royston, GA	1.0	1.0	400	$800	$2.00	22d	1	0.96mi
189 Mason St Unit 3 Royston, GA	2.0	2.0	726	$1,175	$1.62	45d	1	1.45mi
189 Mason St Unit 12 Royston, GA	3.0	2.0	—	$1,375	—	15d	1	1.45mi

Listing history 33 events

1. 2026-06-21
   days on market $549,000 Active 18 DOM
2. 2026-06-19
   days on market $549,000 Active 16 DOM
3. 2026-06-18
   days on market $549,000 Active 15 DOM
4. 2026-06-17
   statusdays on market $549,000 Active 14 DOM
5. 2026-06-16
   days on market $549,000 New 13 DOM
6. 2026-06-15
   days on market $549,000 New 12 DOM
7. 2026-06-14
   days on market $549,000 New 10 DOM
8. 2026-06-12
   days on market $549,000 New 9 DOM
9. 2026-06-09
   days on market $549,000 New 6 DOM
10. 2026-06-08
    days on market $549,000 New 5 DOM
11. 2026-06-07
    days on market $549,000 New 4 DOM
12. 2026-06-07
    pricestatusdays on marketlisting id $549,000 New 3 DOM
13. 2026-05-18
    historical
14. 2026-03-26
    historical $2,000
15. 2026-01-28
    historical
16. 2025-12-30
    price $2,000
17. 2025-12-28
    listed $1,800
18. 2025-12-27
    historical $1,900
19. 2025-12-26
    historical
20. 2025-12-04
    price $1,900
21. 2025-12-02
    price $2,000
22. 2025-12-02
    listed $545,000 New
23. 2025-12-02
    listed $565,000 Active
24. 2025-12-02
    listed $565,000 New
25. 2025-12-01
    price $1,700
26. 2025-11-11
    listed $1,800
27. 2025-10-28
    historical $2,000
28. 2025-10-16
    listed $2,000
29. 2025-10-11
    historical $2,000
30. 2025-09-09
    listed $2,000
31. 2025-09-06
    historical $2,100
32. 2025-08-24
    price $2,100
33. 2025-07-04
    listed $2,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,392
• − Mortgage interest: −$13,167
• − Property taxes: −$3,526
• − Insurance: −$1,175
• − Repairs & maintenance: −$4,431
• − Management: −$4,431
• − Depreciation: −$6,838
• Taxable income: $21,822
• Est. tax owed @ 24.0%: −$5,237
• After-tax cash flow: $19,029/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This fully leased, new construction duplex is in excellent condition with modern finishes and ample amenities, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract tenants.
• Both Add a smart home system — A smart home system can increase convenience and add value to the property.
• Both Install smart locks — Smart locks can improve security and convenience for tenants and potential buyers.
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort for tenants and potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract tenants. ↑
• Both Add a smart home system — A smart home system can increase convenience and add value to the property. ↑
• Both Install smart locks — Smart locks can improve security and convenience for tenants and potential buyers. ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort for tenants and potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Franklin County
• NCES district ID: 1302250
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $35,985
• Composite: 30.28/100
• National rank: #6281
• State rank: #61 of 174 in GA

Livability — Franklin Springs

• Score: 73/100
• State rank: #48
• US rank: #5159

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin Springs, GA
• County: Franklin County · 7,950 people
• City population: 42
• Metro: Athens-Clarke County, GA
• Population (ZIP): 7,950
• Household income: $53,487
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 72.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,625 people
• By 2030: 22,725 · +0.4%
• By 2040: 22,806 · +0.8%
• By 2050: 22,713 · +0.4%
• By 2075: 22,514 · -0.5%
• By 2100: 20,768 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 5% Hispanic / Latino 4% Asian 4%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 6% · Vietnam, Canada
• Languages at home: 91% English-only · Vietnamese 4% Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+72.6) · D 13.6% · R 86.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -51.5pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.5 2016: R+68.6 2012: R+59.5 2008: R+51.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 62.43%
• Current HPI: 410.693
• Rent YoY: —
• Metro: Athens-Clarke County, 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

-20.0% since first listed

22 events — show timeline

• 2026-05-18 Listing Removed — GAMLS
• 2026-03-26 Rental Removed $2,000 GAMLS
• 2026-01-28 Listing Removed — FMLS
• 2025-12-30 Price Changed $2,000 GAMLS
• 2025-12-28 Listed for Rent $1,800 GAMLS
• 2025-12-27 Rental Removed $1,900 GAMLS
• 2025-12-26 Listing Removed — GAMLS
• 2025-12-04 Price Changed $1,900 GAMLS
• 2025-12-02 Price Changed $2,000 GAMLS
• 2025-12-02 Listed $565,000 GAMLS
• 2025-12-02 Listed $565,000 FMLS
• 2025-12-02 Listed $545,000 GAMLS
• 2025-12-02 Listed $549,000 GAMLS
• 2025-12-01 Price Changed $1,700 GAMLS
• 2025-11-11 Listed for Rent $1,800 GAMLS
• 2025-10-28 Rental Removed $2,000 GAMLS
• 2025-10-16 Listed for Rent $2,000 GAMLS
• 2025-10-11 Rental Removed $2,000 GAMLS
• 2025-09-09 Listed for Rent $2,000 GAMLS
• 2025-09-06 Rental Removed $2,100 GAMLS
• 2025-08-24 Price Changed $2,100 GAMLS
• 2025-07-04 Listed for Rent $2,500 GAMLS