5 N Washington St · Summerville, GA 30747

$100,000

3 bd · 1.0 ba · 1,597 sqft · SingleFamily public records · 18 Days on market

Built 1949 0.37 ac lot

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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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL, PRICED ~$100K BELOW AREA COMPS! This 3 bed/1 bath ranch home could be perfect for a Fix & Flip, Buy & Hold, Airbnb, or owner occupant looking to invest some sweat equity. Home in need of cosmetic updates. Easily add a 2nd bath to make the home a 3 bed 2 bath. Large living room offers big windows to allow in lots of natural lighting and a fireplace. Large kitchen provides tons of cabinet and countertop space and formal dining room. Three great sized bedrooms and bathroom with tub/shower combo. Out back the patio overlooks the backyard waiting for your personal touches.

Key facts

• 0.37 acre lot
• Parking
• Built 1949

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity available (110 volts)
• Home design: One-level home; Resale property
• Construction: Brick and wood siding exterior; Metal roof; Foundation includes brick/mortar and pier/pillar/post; Built with traditional construction (resale)
• Exterior features: Patio; Other exterior features (unspecified)

Interior

• Kitchen: White cabinets; Country-style kitchen; Laminate countertops; Open view to the family room
• Bedrooms: Three bedrooms with the primary bedroom on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Heating: other (unspecified); Cooling: other (unspecified)
• Interior features: One fireplace in the living room; No common walls; Crawl space foundation access
• Laundry & utility: Laundry features available (details not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.6% in Summerville — 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 60/100 on livability (#364 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Chattooga County (rural): math 18% / reading 26% proficiency, ranked #140 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Leroy Massey Elementary School (math 13% / reading 18%, grade F, #973 of 1,228 statewide, top 80%, 814 students, 83% FRL); Summerville Middle School (math 12% / reading 23%, grade F, #377 of 470 statewide, top 81%, 384 students, 80% FRL); Chattooga High School (math 17% / reading 32%, grade F, #184 of 424 statewide, top 48%, 713 students, 65% FRL).
• Market conditions: 110 active listings in the ZIP; 2 units permitted in Chattooga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Chattooga County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $69k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $226,774
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Sidney St	0.26mi	3/2.0	1,500 (-6%)	2mo	$116,000	$77	72
68 Tyler St	0.42mi	3/2.0	1,614 (+1%)	8mo	$247,500	$153	68
286 Allen St	0.58mi	4/1.0 (+1)	1,622 (+2%)	2mo	$224,000	$138	64
174 E Washington St	0.21mi	3/2.0	1,690 (+6%)	20mo	$240,000	$142	60
50 Laredo Dr	0.05mi	3/2.0	1,462 (-8%)	24mo	$207,500	$142	60
136 Briarwood Cir	0.18mi	3/2.0	1,467 (-8%)	20mo	$228,000	$155	57
69 Allen St	0.43mi	3/2.0	1,738 (+9%)	19mo	$258,000	$148	46
83 Pink Dogwood Ln	0.22mi	3/2.0	1,365 (-14%)	20mo	$230,500	$169	45
677 Ramey St	0.57mi	3/2.0	1,408 (-12%)	19mo	$175,000	$124	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-2,657
• Equity at exit: $14,910

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $15,095
• Equity at exit: $8,646

Cash invested: $28,000 (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 30747

• Home prices YoY: -11.0%
• Active inventory: 110
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $213

Break-even live

Break-even rent $815

Max offer price $100,000

Occupancy floor 75%

Sensitivity live

Price	-10% $270	-5% $241	+0% $213	+5% $185	+10% $156
Rent	-10% $127	-5% $170	+0% $213	+5% $256	+10% $299
Rate	-1.0pp $263	-0.5pp $238	base $213	+0.5pp $187	+1.0pp $161

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $100,000 Active 18 DOM
2. 2026-06-18
   days on market $100,000 Active 17 DOM
3. 2026-06-17
   days on market $100,000 Active 16 DOM
4. 2026-06-16
   days on market $100,000 Active 15 DOM
5. 2026-06-15
   days on market $100,000 Active 14 DOM
6. 2026-06-14
   days on market $100,000 Active 12 DOM
7. 2026-06-13
   days on market $100,000 Active 11 DOM
8. 2026-06-10
   days on market $100,000 Active 9 DOM
9. 2026-06-09
   days on market $100,000 Active 8 DOM
10. 2026-06-08
    days on market $100,000 Active 7 DOM
11. 2026-06-07
    days on market $100,000 Active 6 DOM
12. 2026-06-05
    days on market $100,000 Active 3 DOM
13. 2026-06-03
    days on market $100,000 Active 2 DOM
14. 2026-06-02
    remarks 596-char remark
15. 2026-06-02
    listed $100,000 Active 1 DOM

ⓘ 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: $933 · $78/mo
• Projected year-2 tax: $933 · $78/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 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,013
• − Mortgage interest: −$5,602
• − Property taxes: −$933
• − Insurance: −$500
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$2,909
• Taxable income: $988
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,318/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: Chattooga County
• NCES district ID: 1301080
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $33,123
• Composite: 17.93/100
• National rank: #8996
• State rank: #140 of 174 in GA

Livability — Summerville

• Score: 60/100
• State rank: #364
• US rank: #18649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summerville, GA
• Population (ZIP): 14,720

Population outlook (Chattooga County) Hauer SSP2

• Today (2025): 23,451 people
• By 2030: 22,595 · -3.7%
• By 2040: 20,808 · -11.3%
• By 2050: 19,079 · -18.6%
• By 2075: 15,131 · -35.5%
• By 2100: 10,904 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Chattooga

• 2024 margin: Solid R (+64.2) · D 17.7% · R 81.9%
• 2008→2024 swing: -28.4pp toward R · 2008: -35.8pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+61.8 2016: R+58.8 2012: R+41.3 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.83%
• Current HPI: 249.4655
• 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

+25.8% since first listed

12 events — show timeline

• 2026-06-01 Listed $100,000 GAMLS
• 2026-06-01 Listed $100,000 FMLS
• 2020-07-20 Sold (Public Records) $69,000 Public Records
• 2020-07-10 Sold (MLS) $69,000 GAMLS
• 2020-07-10 Sold (MLS) $69,000 FMLS
• 2020-06-10 Pending — FMLS
• 2020-06-04 Contingent — FMLS
• 2020-04-18 Listed $69,000 GAMLS
• 2020-04-18 Listed $69,000 FMLS
• 2019-07-02 Price Changed $75,000 GCAR
• 2019-06-02 Listing Removed — GAMLS
• 2019-02-28 Listed $79,500 GAMLS

Property tax history

+5.9%/yr

Latest (2025): $933 · -5.9% YoY. Source: county tax records.