6434 Crews Community Rd · Homeland, GA 31537

$69,000

3 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 49 Days on market

Built 1990 3.11 ac lot Est $65k · 7% over ↓ 22% 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
• Appreciation +7.7/10.0
• ARV discount +4.6/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Take advantage of the groundwork the sellers have laid! This property gives the perfect opportunity for an entrepreneur because of the instant recognition, space available and the TWO heated and cooled buildings totaling 2800 square feet. The 3 bedroom home. The rooms are spacious and welcoming. Sitting on a little over 3 acres, the home and two buildings have previously functioned as a show dog and grooming facility. It is only limited by your imagination as to it's next adventure, or the sellers are willing to pass their expertise on to the next show dog family carrying the legacy of Dixie Acre Kennels along. Please call and arrange your tour of this wonderful home and facility today.

Key facts

• Storage building
• Workshop
• Fenced backyard

Tags

• 3 ACRES
• FENCED BACKYARD
• STORAGE BUILDING
• WORKSHOP

Property features AI

Exterior

• Utilities: Private well water; Septic tank
• Home design: Single-story; Vinyl siding construction
• Construction: Vinyl siding exterior
• Exterior features: Chain link and partial fencing; On-site storage building; Workshop structure; Approximately 3.11-acre lot

Interior

• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

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 $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#215 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, health & safety A; Watch: employment D+, schools F, amenities F.
• Charlton County (rural): math 28% / reading 33% proficiency, ranked #94 of 174 in GA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 83 active listings in the ZIP; 49 units permitted in Charlton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($477 loan paydown + $4k appreciation (5.5% local appreciation)).
• At projected returns (5.5% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.74% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.83%
• DSCR: 2.10
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $64,768
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6434 Crews Community Rd	0.00mi	3/—	1,472 (0%)	1mo	$65,000	$44	99

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

Projected returns pro-forma

5.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 3.24×
• Total profit: $43,373
• Equity at exit: $41,177

10-year hold

• IRR: 33.4%
• Equity multiple: 6.61×
• Total profit: $108,382
• Equity at exit: $72,844

Cash invested: $19,320 (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 31537

• Home prices YoY: 1.8%
• Active inventory: 83
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$158 /mo · $1,897/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $400

Break-even live

Break-even rent $695

Max offer price $69,000

Occupancy floor 62%

Sensitivity live

Price	-10% $439	-5% $419	+0% $400	+5% $380	+10% $361
Rent	-10% $305	-5% $352	+0% $400	+5% $447	+10% $495
Rate	-1.0pp $434	-0.5pp $417	base $400	+0.5pp $382	+1.0pp $364

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-29
   status Pending
2. 2026-04-15
   price $69,000
3. 2026-03-23
   status Active
4. 2026-03-16
   status Pending
5. 2026-03-04
   listed $72,900 Active
6. 2020-08-28
   soldstatus $108,000
7. 2020-08-07
   soldstatus $108,000 696-char remark

   Show marketing remark (696 chars)

   Take advantage of the groundwork the sellers have laid! This property gives the perfect opportunity for an entrepreneur because of the instant recognition, space available and the TWO heated and cooled buildings totaling 2800 square feet. The 3 bedroom home. The rooms are spacious and welcoming. Sitting on a little over 3 acres, the home and two buildings have previously functioned as a show dog and grooming facility. It is only limited by your imagination as to it's next adventure, or the sellers are willing to pass their expertise on to the next show dog family carrying the legacy of Dixie Acre Kennels along. Please call and arrange your tour of this wonderful home and facility today.

8. 2019-09-19
   listed $114,900 696-char remark

   Show marketing remark (696 chars)

   Take advantage of the groundwork the sellers have laid! This property gives the perfect opportunity for an entrepreneur because of the instant recognition, space available and the TWO heated and cooled buildings totaling 2800 square feet. The 3 bedroom home. The rooms are spacious and welcoming. Sitting on a little over 3 acres, the home and two buildings have previously functioned as a show dog and grooming facility. It is only limited by your imagination as to it's next adventure, or the sellers are willing to pass their expertise on to the next show dog family carrying the legacy of Dixie Acre Kennels along. Please call and arrange your tour of this wonderful home and facility today.

9. 2018-01-18
   soldstatus $149,000
10. 2001-04-12
    soldstatus $88,000

ⓘ 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: $1,897 · $158/mo
• Projected year-2 tax: $1,897 · $158/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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 8/10 Severe 17 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,406
• − Mortgage interest: −$3,865
• − Property taxes: −$1,897
• − Insurance: −$345
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,007
• Taxable income: $3,986
• Est. tax owed @ 24.0%: −$957
• After-tax cash flow: $3,840/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: Charlton County
• NCES district ID: 1300990
• Math proficiency: 28% ▼ -14.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $41,024
• Composite: 25.75/100
• National rank: #7374
• State rank: #94 of 174 in GA

Livability — Homeland

• Score: 65/100
• State rank: #215
• US rank: #12829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,343

Population outlook (Charlton County) Hauer SSP2

• Today (2025): 13,147 people
• By 2030: 13,116 · -0.2%
• By 2040: 13,025 · -0.9%
• By 2050: 12,954 · -1.5%
• By 2075: 12,941 · -1.6%
• By 2100: 11,206 · -14.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 56% Black 33% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Charlton

• 2024 margin: Solid R (+56.2) · D 21.8% · R 77.9%
• 2008→2024 swing: -21.7pp toward R · 2008: -34.4pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+50.7 2016: R+48.5 2012: R+35.3 2008: R+34.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.49%
• Current HPI: 318.9275
• 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

-21.6% since first listed

10 events — show timeline

• 2026-04-29 Pending — GIAR
• 2026-04-15 Price Changed $69,000 GIAR
• 2026-03-23 Relisted — GIAR
• 2026-03-16 Pending — GIAR
• 2026-03-04 Listed $72,900 GIAR
• 2020-08-28 Sold (Public Records) $108,000 Public Records
• 2020-08-07 Sold (MLS) $108,000 SEGAMLS
• 2019-09-19 Listed $114,900 SEGAMLS
• 2018-01-18 Sold (Public Records) $149,000 Public Records
• 2001-04-12 Sold (Public Records) $88,000 Public Records

Property tax history

-6.7%/yr

Latest (2025): $1,897 · +3.9% YoY. Source: county tax records.