366 County Line Rd · Buena Vista, GA 31803

$84,950

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 46 Days on market

Built 1994 10 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Looking for 10 wooded acres? Here you go! This secluded property offers privacy and natural surroundings, featuring two existing wood-frame structures on the lot. Must have proof of funds to show, home is not for rent or seller financing. Drive is a clay drive ad on an incline, so a truck is probably needed.

Key facts

• 10.02 acre lot
• Listed 46 days

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single-family residential; Residential property type
• Construction: Frame construction
• Exterior features: Sloped, wooded lot; Outbuilding

Interior

• Bathrooms: 1 full bathroom
• Interior features: Laundry room
• Laundry & utility: Laundry room

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 $400 ($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 64/100 on livability (#250 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: schools F, amenities F, commute F.
• Marion County (rural): math 23% / reading 29% proficiency, ranked #121 of 174 in GA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 14 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($588 loan paydown + $1k appreciation (1.4% local appreciation)).
• Marion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% 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 46 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $69k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; major 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 $82,401 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.41% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.19%
• DSCR: 1.90
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.20×
• Total profit: $28,627
• Equity at exit: $30,655

10-year hold

• IRR: 25.6%
• Equity multiple: 4.18×
• Total profit: $75,626
• Equity at exit: $42,049

Cash invested: $23,786 (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 31803

• Home prices YoY: 0.9%
• Active inventory: 27
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $400

Break-even live

Break-even rent $695

Max offer price $84,950

Occupancy floor 62%

Sensitivity live

Price	-10% $448	-5% $424	+0% $400	+5% $376	+10% $352
Rent	-10% $305	-5% $353	+0% $400	+5% $448	+10% $495
Rate	-1.0pp $443	-0.5pp $422	base $400	+0.5pp $378	+1.0pp $356

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: $21,238
• Closing costs: $2,548
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $84,950 Active 46 DOM
2. 2026-06-18
   days on market $84,950 Active 44 DOM
3. 2026-06-17
   days on market $84,950 Active 43 DOM
4. 2026-06-16
   days on market $84,950 Active 42 DOM
5. 2026-06-15
   days on market $84,950 Active 41 DOM
6. 2026-06-13
   days on market $84,950 Active 39 DOM
7. 2026-06-12
   days on market $84,950 Active 38 DOM
8. 2026-06-09
   pricedays on market $84,950 Active 35 DOM
9. 2026-06-08
   days on market $99,900 Active 34 DOM
10. 2026-06-07
    days on market $99,900 Active 33 DOM
11. 2026-06-05
    days on market $99,900 Active 31 DOM
12. 2026-06-04
    days on market $99,900 Active 29 DOM
13. 2026-06-02
    days on market $99,900 Active 28 DOM
14. 2026-06-01
    days on market $99,900 Active 27 DOM
15. 2026-05-31
    days on market $99,900 Active 26 DOM
16. 2026-05-31
    days on market $99,900 Active 25 DOM
17. 2026-05-05
    listed $99,900 Active 309-char remark
18. 2012-05-08
    soldstatus $69,100

ⓘ 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: $820 · $68/mo
• Projected year-2 tax: $820 · $68/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $14,421
• − Mortgage interest: −$4,759
• − Property taxes: −$820
• − Insurance: −$425
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,471
• Taxable income: $3,639
• Est. tax owed @ 24.0%: −$873
• After-tax cash flow: $3,929/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: Marion County
• NCES district ID: 1303540
• Math proficiency: 23% ▼ -2.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $36,313
• Composite: 21.56/100
• National rank: #8308
• State rank: #121 of 174 in GA

Livability — Buena Vista

• Score: 64/100
• State rank: #250
• US rank: #14056

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,550
• Population (ZIP): 4,550

Population outlook (Marion County) Hauer SSP2

• Today (2025): 8,483 people
• By 2030: 8,286 · -2.3%
• By 2040: 7,674 · -9.5%
• By 2050: 6,959 · -18.0%
• By 2075: 5,306 · -37.5%
• By 2100: 3,726 · -56.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 46% White 43% Hispanic / Latino 9% Two or more races 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Estonian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+30.2) · D 34.6% · R 64.8%
• 2008→2024 swing: -18.0pp toward R · 2008: -12.3pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+26.6 2016: R+22.2 2012: R+10.1 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.37%
• Current HPI: 158.9733
• 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

+22.9% since first listed

3 events — show timeline

• 2026-06-09 Price Changed $84,950 CBOR
• 2026-05-05 Listed $99,900 CBOR
• 2012-05-08 Sold (Public Records) $69,100 Public Records

Property tax history

+1.6%/yr

Latest (2025): $820 · +17.1% YoY. Source: county tax records.