31 Elm St · Hampton, GA 30228

$125,000

3 bd · 1.0 ba · 1,244 sqft · SingleFamily public records · 54 Days on market

Built 1925 0.66 ac lot $100/sqft · 51% below area ↓ 38% 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
• ARV discount +7.5/15.0
• 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

Investor Special with Tons of Potential! BACK ON MARKET. BUYER FINANCING FELL THROUGH! Bring your vision to 31 Elm Street in Hampton, Georgia! This property offers great bones and sits on a beautiful lot featuring mature pear, fig, and pecan trees—a rare find! With new construction homes starting in the mid-$300s directly across the street, this is a prime opportunity to renovate and add significant value. Whether you’re looking to fix and flip or hold as a rental, this property is positioned perfectly for a solid return on investment. Don’t miss this chance to capitalize on Hampton’s growing market!

Key facts

• Mature pecan trees
• Mature pear trees
• Mature fig trees

Tags

• MATURE PEAR TREES
• MATURE FIG TREES
• MATURE PECAN TREES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 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 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: 1.64% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.38%
• DSCR: 2.04
• GRM: 5.1

CMA / ARV

• ARV (median comp): $257,323
• List price: $125,000
• Delta: -51.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1903 Elm Park Dr	0.18mi	3/2.0	1,279 (+3%)	2mo	$235,000	$184	82
2040 Elm Grove Ln	0.21mi	3/2.0	1,294 (+4%)	4mo	$245,000	$189	76
248 Fern Ct	0.28mi	3/2.0	1,310 (+5%)	2mo	$220,000	$168	73
6 Derrick St	0.17mi	3/2.0	1,389 (+12%)	1mo	$108,000	$78	68
10 College St	0.40mi	2/1.0 (-1)	1,255 (+1%)	16mo	$178,100	$142	62
1904 Elm Park Dr	0.16mi	3/2.5	1,420 (+14%)	5mo	$225,000	$158	59
23 Hampton Locust Grove Rd	0.64mi	3/2.0	1,250 (+0%)	12mo	$249,000	$199	55
10 James St Unit 11B	0.29mi	2/2.0 (-1)	1,121 (-10%)	10mo	$260,000	$232	53
126 Elmwood Dr	0.61mi	3/2.0	1,318 (+6%)	7mo	$250,000	$190	52
64 Dogwood Lakes Dr	0.72mi	3/2.0	1,372 (+10%)	1mo	$257,000	$187	45
80 Mcdonough St	0.61mi	3/2.0	1,416 (+14%)	14mo	$299,000	$211	33
20 Porter Ct	0.70mi	4/1.5 (+1)	1,375 (+10%)	14mo	$215,000	$156	31

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: 15.5%
• Equity multiple: 1.62×
• Total profit: $21,607
• Equity at exit: $18,638

10-year hold

• IRR: 23.6%
• Equity multiple: 2.95×
• Total profit: $68,423
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,056 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$235 /mo · $2,816/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $682

Break-even live

Break-even rent $1,193

Max offer price $125,000

Occupancy floor 62%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Dana Dr Hampton, GA	3.0	2.0	1460	$1,945	$1.33	5d	1	0.31mi
100 Cottage Way Hampton, GA	2.0–3.0	2.0–3.0	1243	$2,439	$1.96	1d	19	0.82mi
110 Jay Ln Unit A Hampton, GA	2.0	1.0	878	$1,275	$1.45	44d	1	0.99mi
102 Jay Ln Unit A Hampton, GA	2.0	1.0	878	$1,175	$1.34	44d	1	1.09mi

Listing history 28 events

1. 2026-06-02
   statusdays on market $125,000 Pending 54 DOM
2. 2026-06-01
   days on market $125,000 Active 53 DOM
3. 2026-05-31
   days on market $125,000 Active 52 DOM
4. 2026-04-21
   status Active 635-char remark

   Show marketing remark (608 chars)

   BACK ON MARKET. BUYER FINANCING FEEL THRU! Investor Special with Tons of Potential! Bring your vision to 31 Elm Street in Hampton, Georgia! This property offers great bones and sits on a beautiful lot featuring mature pear, fig, and pecan trees-a rare find! With new construction homes starting in the mid-$300s directly across the street, this is a prime opportunity to renovate and add significant value. Whether you're looking to fix and flip or hold as a rental, this property is positioned perfectly for a solid return on investment. Don't miss this chance to capitalize on Hampton's growing market!

5. 2026-04-21
   status Back On Market 608-char remark

   Show marketing remark (608 chars)

   BACK ON MARKET. BUYER FINANCING FEEL THRU! Investor Special with Tons of Potential! Bring your vision to 31 Elm Street in Hampton, Georgia! This property offers great bones and sits on a beautiful lot featuring mature pear, fig, and pecan trees-a rare find! With new construction homes starting in the mid-$300s directly across the street, this is a prime opportunity to renovate and add significant value. Whether you're looking to fix and flip or hold as a rental, this property is positioned perfectly for a solid return on investment. Don't miss this chance to capitalize on Hampton's growing market!

6. 2026-04-08
   status Under Contract 608-char remark

   Show marketing remark (635 chars)

   Investor Special with Tons of Potential! BACK ON MARKET. BUYER FINANCING FELL THROUGH! Bring your vision to 31 Elm Street in Hampton, Georgia! This property offers great bones and sits on a beautiful lot featuring mature pear, fig, and pecan trees—a rare find! With new construction homes starting in the mid-$300s directly across the street, this is a prime opportunity to renovate and add significant value. Whether you’re looking to fix and flip or hold as a rental, this property is positioned perfectly for a solid return on investment. Don’t miss this chance to capitalize on Hampton’s growing market!

7. 2026-04-08
   status Pending 635-char remark

   Show marketing remark (635 chars)

   Investor Special with Tons of Potential! BACK ON MARKET. BUYER FINANCING FELL THROUGH! Bring your vision to 31 Elm Street in Hampton, Georgia! This property offers great bones and sits on a beautiful lot featuring mature pear, fig, and pecan trees—a rare find! With new construction homes starting in the mid-$300s directly across the street, this is a prime opportunity to renovate and add significant value. Whether you’re looking to fix and flip or hold as a rental, this property is positioned perfectly for a solid return on investment. Don’t miss this chance to capitalize on Hampton’s growing market!

8. 2026-03-27
   listed $125,000 New 608-char remark

   Show marketing remark (635 chars)

   Investor Special with Tons of Potential! BACK ON MARKET. BUYER FINANCING FELL THROUGH! Bring your vision to 31 Elm Street in Hampton, Georgia! This property offers great bones and sits on a beautiful lot featuring mature pear, fig, and pecan trees—a rare find! With new construction homes starting in the mid-$300s directly across the street, this is a prime opportunity to renovate and add significant value. Whether you’re looking to fix and flip or hold as a rental, this property is positioned perfectly for a solid return on investment. Don’t miss this chance to capitalize on Hampton’s growing market!

9. 2026-03-27
   listed $125,000 Active 635-char remark

   Show marketing remark (635 chars)

   Investor Special with Tons of Potential! BACK ON MARKET. BUYER FINANCING FELL THROUGH! Bring your vision to 31 Elm Street in Hampton, Georgia! This property offers great bones and sits on a beautiful lot featuring mature pear, fig, and pecan trees—a rare find! With new construction homes starting in the mid-$300s directly across the street, this is a prime opportunity to renovate and add significant value. Whether you’re looking to fix and flip or hold as a rental, this property is positioned perfectly for a solid return on investment. Don’t miss this chance to capitalize on Hampton’s growing market!

10. 2025-12-31
    historical
11. 2025-12-31
    historical
12. 2025-12-05
    status Back On Market
13. 2025-11-30
    status Active
14. 2025-11-05
    historical On Hold
15. 2025-10-15
    status Back On Market
16. 2025-10-15
    status Active
17. 2025-09-15
    historical On Hold
18. 2025-09-03
    status Active
19. 2025-09-03
    status Back On Market
20. 2025-08-19
    status Under Contract
21. 2025-08-19
    status Pending
22. 2025-07-17
    listed $129,000 Active
23. 2025-07-17
    listed $129,000 New
24. 2025-06-06
    historical
25. 2025-03-01
    price $150,000
26. 2024-09-15
    price $170,000
27. 2024-07-22
    price $180,000
28. 2024-06-07
    listed $200,000 New

ⓘ 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: $2,816 · $235/mo
• Projected year-2 tax: $2,816 · $235/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 6 d/yr ≥105°F today · 15 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: $24,669
• − Mortgage interest: −$7,002
• − Property taxes: −$2,816
• − Insurance: −$625
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$3,636
• Taxable income: $6,643
• Est. tax owed @ 24.0%: −$1,594
• After-tax cash flow: $6,587/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

-37.5% since first listed

25 events — show timeline

• 2026-04-21 Relisted — FMLS
• 2026-04-21 Relisted — GAMLS
• 2026-04-08 Pending — GAMLS
• 2026-04-08 Pending — FMLS
• 2026-03-27 Listed $125,000 FMLS
• 2026-03-27 Listed $125,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-31 Listing Removed — FMLS
• 2025-12-05 Relisted — GAMLS
• 2025-11-30 Relisted — FMLS
• 2025-11-05 Delisted — GAMLS
• 2025-10-15 Relisted — GAMLS
• 2025-10-15 Relisted — FMLS
• 2025-09-15 Delisted — GAMLS
• 2025-09-03 Relisted — FMLS
• 2025-09-03 Relisted — GAMLS
• 2025-08-19 Pending — GAMLS
• 2025-08-19 Pending — FMLS
• 2025-07-17 Listed $129,000 GAMLS
• 2025-07-17 Listed $129,000 FMLS
• 2025-06-06 Listing Removed — GAMLS
• 2025-03-01 Price Changed $150,000 GAMLS
• 2024-09-15 Price Changed $170,000 GAMLS
• 2024-07-22 Price Changed $180,000 GAMLS
• 2024-06-07 Listed $200,000 GAMLS

Property tax history

+7.3%/yr

Latest (2025): $2,816 · +8.1% YoY. Source: county tax records.