204 Broad S · Ellaville, GA 31806

$64,900

3 bd · 1.0 ba · 1,854 sqft · SingleFamily public records · 57 Days on market

Built 1925 0.58 ac lot $35/sqft · 63% below area ↓ 24% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE REDUCED & Located within the city limits of Ellaville, this 1925-built home sits on a 0.58-acre lot and offers great potential for investors or buyers looking for a renovation project. This home features 1,854 heated square feet with 3 beds & 1 updated bathroom. Inside you'll find a spacious living room with fireplace, large windows for natural light, & a dining area & kitchen with stove included. The home also includes a laundry room located inside for convenience. Hardwood floors throughout most of the home & a standout feature is the large 543 sq. ft. open porch, perfect for relaxing or enjoying the outdoors. The property has previously been used as a rental home and is being sold AS IS, making it an excellent opportunity for an investor looking to renovate and create rental income or restore a classic home with historic charm.

Key facts

• Large windows
• Kitchen with stove
• 0.58 acre lot

Tags

• 0.58 ACRE LOT
• UPDATED BATHROOM
• SPACIOUS LIVING ROOM
• LARGE WINDOWS
• DINING AREA
• KITCHEN WITH STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#324 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Schooley County (rural): math 40% / reading 46% proficiency, ranked #34 of 174 in GA (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Schley County Elementary School (math 50% / reading 50%, grade D+, #255 of 1,228 statewide, top 21%, 568 students, 50% FRL); Schley Middle High School (math 33% / reading 44%, grade F, #61 of 424 statewide, top 15%, 663 students, 49% FRL).
• Market conditions: 12 active listings in the ZIP; 18 units permitted in Schley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Schley County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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 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: 1.95% ✓
• Cap rate: 16.66%
• Cash-on-cash: 37.02%
• DSCR: 2.65
• GRM: 4.3

CMA / ARV

• ARV (median comp): $177,319
• List price: $64,900
• Delta: -63.40%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Broad S	0.00mi	3/1.0	1,854 (0%)	1mo	$58,000	$31	100
89 Murphy St	0.67mi	3/3.0	1,973 (+6%)	18mo	$100,000	$51	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 52.8%
• Equity multiple: 4.91×
• Total profit: $71,064
• Equity at exit: $58,467

10-year hold

• IRR: 46.4%
• Equity multiple: 10.97×
• Total profit: $181,217
• Equity at exit: $126,086

Cash invested: $18,172 (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 31806

• Home prices YoY: 19.5%
• Active inventory: 12
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$70 /mo · $835/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $561

Break-even live

Break-even rent $553

Max offer price $64,900

Occupancy floor 51%

Sensitivity live

Price	-10% $597	-5% $579	+0% $561	+5% $542	+10% $524
Rent	-10% $461	-5% $511	+0% $561	+5% $610	+10% $660
Rate	-1.0pp $593	-0.5pp $577	base $561	+0.5pp $544	+1.0pp $527

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-06
   price $64,900 877-char remark

   Show marketing remark (868 chars)

   PRICE REDUCED & Located within the city limits of Ellaville, this 1925-built home sits on a 0.58-acre lot and offers great potential for investors or buyers looking for a renovation project. This home features 1,854 heated square feet with 3 beds & 1 updated bathroom. Inside you'll find a spacious living room with fireplace, large windows for natural light, & a dining area & kitchen with stove included. The home also includes a laundry room located inside for convenience. Hardwood floors throughout most of the home & a standout feature is the large 543 sq. ft. open porch, perfect for relaxing or enjoying the outdoors. The property has previously been used as a rental home and is being sold AS IS, making it an excellent opportunity for an investor looking to renovate and create rental income or restore a classic home with historic charm.

2. 2026-05-06
   price $64,900 868-char remark

   Show marketing remark (868 chars)

   PRICE REDUCED & Located within the city limits of Ellaville, this 1925-built home sits on a 0.58-acre lot and offers great potential for investors or buyers looking for a renovation project. This home features 1,854 heated square feet with 3 beds & 1 updated bathroom. Inside you'll find a spacious living room with fireplace, large windows for natural light, & a dining area & kitchen with stove included. The home also includes a laundry room located inside for convenience. Hardwood floors throughout most of the home & a standout feature is the large 543 sq. ft. open porch, perfect for relaxing or enjoying the outdoors. The property has previously been used as a rental home and is being sold AS IS, making it an excellent opportunity for an investor looking to renovate and create rental income or restore a classic home with historic charm.

3. 2026-04-08
   price $74,900 877-char remark

   Show marketing remark (868 chars)

   PRICE REDUCED & Located within the city limits of Ellaville, this 1925-built home sits on a 0.58-acre lot and offers great potential for investors or buyers looking for a renovation project. This home features 1,854 heated square feet with 3 beds & 1 updated bathroom. Inside you'll find a spacious living room with fireplace, large windows for natural light, & a dining area & kitchen with stove included. The home also includes a laundry room located inside for convenience. Hardwood floors throughout most of the home & a standout feature is the large 543 sq. ft. open porch, perfect for relaxing or enjoying the outdoors. The property has previously been used as a rental home and is being sold AS IS, making it an excellent opportunity for an investor looking to renovate and create rental income or restore a classic home with historic charm.

4. 2026-04-08
   price $74,900 868-char remark

   Show marketing remark (868 chars)

   PRICE REDUCED & Located within the city limits of Ellaville, this 1925-built home sits on a 0.58-acre lot and offers great potential for investors or buyers looking for a renovation project. This home features 1,854 heated square feet with 3 beds & 1 updated bathroom. Inside you'll find a spacious living room with fireplace, large windows for natural light, & a dining area & kitchen with stove included. The home also includes a laundry room located inside for convenience. Hardwood floors throughout most of the home & a standout feature is the large 543 sq. ft. open porch, perfect for relaxing or enjoying the outdoors. The property has previously been used as a rental home and is being sold AS IS, making it an excellent opportunity for an investor looking to renovate and create rental income or restore a classic home with historic charm.

5. 2026-03-25
   listed $85,000 Active 877-char remark

   Show marketing remark (877 chars)

   PRICE REDUCED & Located within the city limits of Ellaville, this 1925-built home sits on a 0.58-acre lot and offers great potential for investors or buyers looking for a renovation project. This home features 1,854 heated square feet with 3 beds & 1 updated bathroom. Inside you'll find a spacious living room with fireplace, large windows for natural light, & a dining area & kitchen with stove included. The home also includes a laundry room located inside for convenience. Hardwood floors throughout most of the home & a standout feature is the large 543 sq. ft. open porch, perfect for relaxing or enjoying the outdoors. The property has previously been used as a rental home and is being sold AS IS, making it an excellent opportunity for an investor looking to renovate and create rental income or restore a classic home with historic charm.

6. 2026-03-23
   listed $85,000 New 868-char remark

   Show marketing remark (868 chars)

   PRICE REDUCED & Located within the city limits of Ellaville, this 1925-built home sits on a 0.58-acre lot and offers great potential for investors or buyers looking for a renovation project. This home features 1,854 heated square feet with 3 beds & 1 updated bathroom. Inside you'll find a spacious living room with fireplace, large windows for natural light, & a dining area & kitchen with stove included. The home also includes a laundry room located inside for convenience. Hardwood floors throughout most of the home & a standout feature is the large 543 sq. ft. open porch, perfect for relaxing or enjoying the outdoors. The property has previously been used as a rental home and is being sold AS IS, making it an excellent opportunity for an investor looking to renovate and create rental income or restore a classic home with historic charm.

ⓘ 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: $835 · $70/mo
• Projected year-2 tax: $835 · $70/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,153
• − Mortgage interest: −$3,635
• − Property taxes: −$835
• − Insurance: −$324
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$1,888
• Taxable income: $6,046
• Est. tax owed @ 24.0%: −$1,451
• After-tax cash flow: $5,276/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: Schooley County
• NCES district ID: 1304470
• Math proficiency: 40% ▼ -12.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $39,034
• Composite: 35.92/100
• National rank: #4805
• State rank: #34 of 174 in GA

Livability — Ellaville

• Score: 62/100
• State rank: #324
• US rank: #17252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ellaville, GA
• Population (ZIP): 4,316

Population outlook (Schley County) Hauer SSP2

• Today (2025): 5,714 people
• By 2030: 5,975 · +4.6%
• By 2040: 6,493 · +13.6%
• By 2050: 6,967 · +21.9%
• By 2075: 8,136 · +42.4%
• By 2100: 8,904 · +55.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 17% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Schley

• 2024 margin: Solid R (+62.5) · D 18.7% · R 81.1%
• 2008→2024 swing: -18.0pp toward R · 2008: -44.5pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+58.8 2016: R+56.1 2012: R+47.9 2008: R+44.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 32.73%
• Current HPI: 200.7691
• 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

-23.6% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $64,900 CABOR
• 2026-05-06 Price Changed $64,900 GAMLS
• 2026-04-08 Price Changed $74,900 CABOR
• 2026-04-08 Price Changed $74,900 GAMLS
• 2026-03-25 Listed $85,000 CABOR
• 2026-03-23 Listed $85,000 GAMLS

Property tax history

+6.7%/yr

Latest (2025): $835 · +22.1% YoY. Source: county tax records.