542 S Main St · Ashburn, GA 31714

$85,000

3 bd · 1.0 ba · 1,698 sqft · SingleFamily public records · 37 Days on market

Built 1913 1.31 ac lot $50/sqft · 43% below area Est $150k · 43% under ↓ 11% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Wonderful opportunity to own 1.13 acres within the city limits of Ashburn! Located on South Main Street, this property offers a spacious homesite right in town. The existing 1913 home situated on a generous lot, provides room for expansion, outdoor living spaces, gardens, workshops, or other possibilities, subject to local zoning and approvals. With road frontage, established utilities, and a convenient location near downtown Ashburn, schools, shopping, and local amenities, the true value may be in the land and future potential this property offers. Whether you're planning a restoration project, investment venture, or exploring redevelopment opportunities, this property presents a unique ch

Key facts

• Convenient access
• Spacious lot
• Full renovation

Tags

• HISTORIC HOME
• SPACIOUS LOT
• FULL RENOVATION
• OUTDOOR LIVING ENHANCEMENTS
• CONVENIENT ACCESS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Zoned R3 Res
• Construction: Frame construction with wood siding; Asphalt roof; Built on standard foundation
• Exterior features: Shed(s)

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Window unit(s); Ceiling fan(s)
• Interior features: Electric water heater; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#213 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, amenities F, commute F.
• Turner County (town): math 14% / reading 18% proficiency, ranked #158 of 174 in GA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 9 units permitted in Turner County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($588 loan paydown + $1k appreciation (1.7% local appreciation)).
• Turner County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1913 — 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: 1.45% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.25%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (median comp): $150,215
• List price: $85,000
• Delta: -43.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
645 S Main St	0.15mi	4/2.0 (+1)	1,546 (-9%)	4mo	$105,000	$68	66
1101 Pine Knot Rd	0.70mi	3/2.0	1,645 (-3%)	10mo	$154,600	$94	50
372 E College Ave	0.62mi	3/1.0	1,489 (-12%)	6mo	$69,000	$46	46
454 E College Ave	0.72mi	2/2.0 (-1)	1,552 (-9%)	14mo	$139,900	$90	32

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

Projected returns pro-forma

1.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.27×
• Total profit: $30,232
• Equity at exit: $32,263

10-year hold

• IRR: 26.0%
• Equity multiple: 4.33×
• Total profit: $79,142
• Equity at exit: $45,507

Cash invested: $23,800 (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 31714

• Home prices YoY: 0.8%
• Active inventory: 29
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $402

Break-even live

Break-even rent $727

Max offer price $85,000

Occupancy floor 62%

Sensitivity live

Price	-10% $450	-5% $426	+0% $402	+5% $378	+10% $354
Rent	-10% $304	-5% $353	+0% $402	+5% $450	+10% $499
Rate	-1.0pp $444	-0.5pp $423	base $402	+0.5pp $380	+1.0pp $357

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $85,000 Active 37 DOM
2. 2026-06-21
   days on market $85,000 Active 36 DOM
3. 2026-06-18
   days on market $85,000 Active 34 DOM
4. 2026-06-17
   days on market $85,000 Active 33 DOM
5. 2026-06-16
   days on market $85,000 Active 32 DOM
6. 2026-06-15
   days on market $85,000 Active 31 DOM
7. 2026-06-13
   days on market $85,000 Active 29 DOM
8. 2026-06-12
   days on market $85,000 Active 28 DOM
9. 2026-06-09
   days on market $85,000 Active 25 DOM
10. 2026-06-08
    days on market $85,000 Active 24 DOM
11. 2026-06-07
    days on market $85,000 Active 23 DOM
12. 2026-06-07
    days on market $85,000 Active 22 DOM
13. 2026-06-04
    days on market $85,000 Active 19 DOM
14. 2026-06-02
    pricedays on market $85,000 Active 18 DOM
15. 2026-06-01
    days on market $95,000 Active 17 DOM
16. 2026-05-31
    days on market $95,000 Active 16 DOM
17. 2026-05-31
    days on market $95,000 Active 15 DOM
18. 2026-05-16
    listed $95,000 Active 753-char remark

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $1,116 · $93/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 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,823
• − Mortgage interest: −$4,761
• − Property taxes: −$1,116
• − Insurance: −$425
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,473
• Taxable income: $3,676
• Est. tax owed @ 24.0%: −$882
• After-tax cash flow: $3,938/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: Turner County
• NCES district ID: 1305190
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 18% ▼ -9.00%
• Median HH income: $32,714
• Composite: 12.94/100
• National rank: #9578
• State rank: #158 of 174 in GA

Livability — Ashburn

• Score: 65/100
• State rank: #213
• US rank: #12791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashburn, GA
• Population (ZIP): 6,011

Population outlook (Turner County) Hauer SSP2

• Today (2025): 6,561 people
• By 2030: 5,905 · -10.0%
• By 2040: 4,899 · -25.3%
• By 2050: 4,246 · -35.3%
• By 2075: 3,606 · -45.0%
• By 2100: 3,471 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (52%)
• Race & ethnicity: Black 52% White 44% Two or more races 3%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Turner

• 2024 margin: Strong R (+28.5) · D 35.6% · R 64.1%
• 2008→2024 swing: -9.7pp toward R · 2008: -18.8pp · 2024: -28.5pp
• All cycles: 2024: R+28.5 2020: R+24.8 2016: R+25.1 2012: R+14.6 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.72%
• Current HPI: 227.6332
• 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

-10.5% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $85,000 TBOR
• 2026-05-16 Listed $95,000 TBOR

Property tax history

+10.1%/yr

Latest (2025): $1,116 · +3.6% YoY. Source: county tax records.