553 Glenn Donaldson Rd · Adrian, GA 31002

$87,000

3 bd · 1.5 ba · 1,253 sqft · SingleFamily public records · 38 Days on market

Built 1970

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This is a 3 bedroom, 1.5 bath single family home sold as is. There is a large carport and utility room attached to the house and a large building on land next to the house. The home is sold as is.

Key facts

• Utility room
• Carport
• Built 1970

Tags

• CARPORT
• UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#398 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Johnson County (rural): math 34% / reading 33% proficiency, ranked #79 of 174 in GA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($601 loan paydown + $2k appreciation (2.6% local appreciation)).
• Johnson County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% 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 38 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1970 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.11%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.16×
• Total profit: $28,376
• Equity at exit: $37,369

10-year hold

• IRR: 22.3%
• Equity multiple: 4.11×
• Total profit: $75,721
• Equity at exit: $56,265

Cash invested: $24,360 (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 31002

• Home prices YoY: 0.9%
• Active inventory: 12
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $307

Break-even live

Break-even rent $728

Max offer price $87,000

Occupancy floor 68%

Sensitivity live

Price	-10% $356	-5% $331	+0% $307	+5% $282	+10% $258
Rent	-10% $219	-5% $263	+0% $307	+5% $351	+10% $395
Rate	-1.0pp $351	-0.5pp $329	base $307	+0.5pp $284	+1.0pp $261

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $87,000 Active 38 DOM
2. 2026-06-18
   days on market $87,000 Active 36 DOM
3. 2026-06-17
   days on market $87,000 Active 35 DOM
4. 2026-06-16
   days on market $87,000 Active 34 DOM
5. 2026-06-15
   days on market $87,000 Active 33 DOM
6. 2026-06-13
   days on market $87,000 Active 31 DOM
7. 2026-06-12
   days on market $87,000 Active 30 DOM
8. 2026-06-09
   days on market $87,000 Active 27 DOM
9. 2026-06-08
   days on market $87,000 Active 26 DOM
10. 2026-06-07
    days on market $87,000 Active 25 DOM
11. 2026-06-05
    days on market $87,000 Active 23 DOM
12. 2026-06-04
    days on market $87,000 Active 21 DOM
13. 2026-06-02
    days on market $87,000 Active 20 DOM
14. 2026-06-01
    days on market $87,000 Active 19 DOM
15. 2026-05-31
    days on market $87,000 Active 18 DOM
16. 2026-05-31
    days on market $87,000 Active 17 DOM
17. 2026-05-13
    listed $87,000 Active 196-char remark
18. 2025-03-28
    soldstatus $75,000

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $992 · $83/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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,396
• − Mortgage interest: −$4,873
• − Property taxes: −$992
• − Insurance: −$435
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,531
• Taxable income: $2,422
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $3,100/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: Johnson County
• NCES district ID: 1303120
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $34,082
• Composite: 27.59/100
• National rank: #6934
• State rank: #79 of 174 in GA

Livability — Adrian

• Score: 59/100
• State rank: #398
• US rank: #19626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,679

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 9,208 people
• By 2030: 8,957 · -2.7%
• By 2040: 8,384 · -8.9%
• By 2050: 7,889 · -14.3%
• By 2075: 6,670 · -27.6%
• By 2100: 5,430 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 7% Two or more races 2%
• Common ancestry: Slovak 5% Russian 4% Iranian 1%
• Foreign-born: 2%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+46.4) · D 26.8% · R 73.1%
• 2008→2024 swing: -12.7pp toward R · 2008: -33.7pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+39.7 2016: R+37.6 2012: R+30.1 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.64%
• Current HPI: 284.2205
• 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

+16.0% since first listed

2 events — show timeline

• 2026-05-13 Listed $87,000 FSBO.com
• 2025-03-28 Sold (Public Records) $75,000 Public Records

Property tax history

+51.9%/yr

Latest (2025): $992 · +11.4% YoY. Source: county tax records.