15785 Ga Highway 119 · Guyton, GA 30415

$149,900

2 bd · 1.5 ba · 1,397 sqft · Other public records · 32 Days on market

Built 1900 1.17 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home built in 1900. Southeast Bulloch/Stilson School District. Eat in Kitchen. Separate Dining Room and Family Room. 2 Bedrooms/ 1 optional office space, Computer Room, etc. .. Private water Central Heating and Air. Home has been renovated with new HVAC, Wiring, Plumbing, and Metal Roof.

Key facts

• Renovated
• Separate dining room
• Eat in kitchen

Tags

• EAT IN KITCHEN
• SEPARATE DINING ROOM
• FAMILY ROOM
• PRIVATE WATER
• CENTRAL HEATING AND AIR
• RENOVATED

Property features AI

Finance

• Other: Lot size approximately 1.17 acres; Public records used for area measurements
• HOA & community: No homeowners association

Exterior

• Parking: Kitchen-level parking
• Utilities: Private well water; Septic tank; 220-volt electric service; Cable available; High-speed internet available; Electricity available
• Home design: Single-family residence (house); Resale property; One story; Outbuilding on site
• Construction: Built in 1900; Metal roof; Pillar/post/pier foundation; Other construction materials
• Exterior features: Front porch; Front yard fencing; Level lot

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate floors
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: One-level living; Office; Mud room; Two gas log fireplaces
• Laundry & utility: Mud room laundry area; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.5% in Guyton — 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 69/100 on livability (#128 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Bulloch County (rural): math 32% / reading 33% proficiency, ranked #85 of 174 in GA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stilson Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 444 students, 55% FRL); Southeast Bulloch Middle School (math 40% / reading 40%, grade F, #144 of 470 statewide, top 31%, 827 students, 43% FRL); Southeast Bulloch High School (math 32% / reading 32%, grade F, #110 of 424 statewide, top 28%, 1,156 students, 40% FRL).
• Market conditions: 70 active listings in the ZIP; solid renter incomes; 668 units permitted in Bulloch County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bulloch County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1900 — 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. 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: 1.12% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $324
• Equity at exit: $22,351

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $31,873
• Equity at exit: $12,961

Cash invested: $41,972 (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 30415

• Home prices YoY: -7.3%
• Active inventory: 70
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $387

Break-even live

Break-even rent $1,183

Max offer price $149,900

Occupancy floor 72%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $149,900 Active 32 DOM
2. 2026-06-18
   days on market $149,900 Active 31 DOM
3. 2026-06-17
   days on market $149,900 Active 30 DOM
4. 2026-06-16
   days on market $149,900 Active 29 DOM
5. 2026-06-15
   days on market $149,900 Active 28 DOM
6. 2026-06-14
   days on market $149,900 Active 26 DOM
7. 2026-06-13
   days on market $149,900 Active 25 DOM
8. 2026-06-10
   days on market $149,900 Active 23 DOM
9. 2026-06-09
   days on market $149,900 Active 22 DOM
10. 2026-06-08
    days on market $149,900 Active 21 DOM
11. 2026-06-07
    days on market $149,900 Active 20 DOM
12. 2026-06-05
    days on market $149,900 Active 17 DOM
13. 2026-06-03
    days on market $149,900 Active 16 DOM
14. 2026-06-03
    days on market $149,900 Active 15 DOM
15. 2026-06-01
    statusdays on market $149,900 Active 14 DOM
16. 2026-05-31
    days on market $149,900 New 13 DOM
17. 2026-05-30
    days on market $149,900 New 12 DOM
18. 2026-05-15
    listed $149,900 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: $1,033 · $86/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$346/yr (+$29/mo · 33.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,076
• − Mortgage interest: −$8,397
• − Property taxes: −$1,033
• − Insurance: −$750
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$4,361
• Taxable income: $2,324
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $4,087/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: Bulloch County
• NCES district ID: 1300630
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $36,335
• Composite: 26.97/100
• National rank: #7074
• State rank: #85 of 174 in GA

Livability — Guyton

• Score: 69/100
• State rank: #128
• US rank: #9058

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

• County: Bulloch County · 73,507 people
• City population: 25,991
• Metro: Statesboro, GA
• Population (ZIP): 6,343
• Household income: $76,895
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 237.0

Population outlook (Bulloch County) Hauer SSP2

• Today (2025): 79,935 people
• By 2030: 83,796 · +4.8%
• By 2040: 89,717 · +12.2%
• By 2050: 94,558 · +18.3%
• By 2075: 104,376 · +30.6%
• By 2100: 112,857 · +41.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 7% Black 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Serbian 4% Iranian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Bulloch

• 2024 margin: Strong R (+29.0) · D 35.3% · R 64.3%
• 2008→2024 swing: -9.8pp toward R · 2008: -19.2pp · 2024: -29.0pp
• All cycles: 2024: R+29.0 2020: R+23.7 2016: R+23.4 2012: R+19.1 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.07%
• Current HPI: 253.7079
• Rent YoY: —
• Metro: Statesboro, 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

1 event — show timeline

• 2026-05-15 Listed $149,900 GAMLS

Property tax history

+6.5%/yr

Latest (2025): $1,033 · +19.9% YoY. Source: county tax records.