213 Lumber St · Lincolnton, GA 30817

$165,000

2 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 38 Days on market

Built 1998 0.42 ac lot $122/sqft · 22% below area Est $211k · 22% under

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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 +8.1/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 2 bedroom, 2 bath home is in a great location in town. Just minutes from schools and shopping. This home has been nicely remodeled with vaulted ceilings, granite counter tops, walk in shower, Jacuzzi tub. Home has large enclosed porch area that could be turned into another bedroom, family room or mancave. Fenced yards with large carport and workshop. Nice rear deck for grilling.

Key facts

• Remodeled
• Enclosed porch
• Granite counter tops

Tags

• REMODELED
• VAULTED CEILINGS
• GRANITE COUNTER TOPS
• WALK IN SHOWER
• JACUZZI TUB
• ENCLOSED PORCH

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Covered patio/porch; Deck; Front porch; Fenced yard

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Flooring: Laminate; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Kitchen island
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.5% in Lincolnton — 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 61/100 on livability (#352 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Lincoln County (rural): math 34% / reading 36% proficiency, ranked #71 of 174 in GA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln County Elementary School (math 36% / reading 33%, grade F, #531 of 1,228 statewide, top 45%, 606 students, 57% FRL); Lincoln County Middle School (math 40% / reading 45%, grade D-, #122 of 470 statewide, top 26%, 258 students, 57% FRL); Lincoln County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 367 students, 48% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 152 active listings in the ZIP; 74 units permitted in Lincoln County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Lincoln County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $92k; list at $165k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 42% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 1.31% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.27%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (median comp): $210,852
• List price: $165,000
• Delta: -21.75%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 May Ave	0.32mi	3/2.0 (+1)	1,504 (+11%)	6mo	$280,000	$186	52
348 Elm St	0.42mi	2/2.0	1,499 (+11%)	19mo	$183,000	$122	43

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

Projected returns pro-forma

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

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $15,592
• Equity at exit: $24,602

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $68,005
• Equity at exit: $14,266

Cash invested: $46,200 (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 30817

• Home prices YoY: -23.0%
• Active inventory: 152
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,161 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$108 /mo · $1,295/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $665

Break-even live

Break-even rent $1,319

Max offer price $165,000

Occupancy floor 64%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $165,000 Active 38 DOM
2. 2026-06-17
   days on market $165,000 Active 37 DOM
3. 2026-06-16
   days on market $165,000 Active 36 DOM
4. 2026-06-15
   days on market $165,000 Active 35 DOM
5. 2026-06-13
   days on market $165,000 Active 33 DOM
6. 2026-06-12
   days on market $165,000 Active 32 DOM
7. 2026-06-09
   days on market $165,000 Active 29 DOM
8. 2026-06-08
   days on market $165,000 Active 28 DOM
9. 2026-06-07
   days on market $165,000 Active 27 DOM
10. 2026-06-07
    days on market $165,000 Active 26 DOM
11. 2026-06-04
    days on market $165,000 Active 23 DOM
12. 2026-06-02
    days on market $165,000 Active 22 DOM
13. 2026-06-01
    days on market $165,000 Active 21 DOM
14. 2026-05-31
    days on market $165,000 Active 20 DOM
15. 2026-05-31
    days on market $165,000 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-02-13
    listed $165,000 Active
18. 2026-02-13
    listed $165,000 Active 395-char remark
19. 2025-10-01
    historical
20. 2025-10-01
    historical
21. 2025-01-16
    listed $169,000
22. 2025-01-16
    listed $169,000
23. 2018-04-02
    soldstatus $92,000

ⓘ 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: $1,295 · $108/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$223/yr (+$19/mo · 17.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 42% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,929
• − Mortgage interest: −$9,243
• − Property taxes: −$1,295
• − Insurance: −$825
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$4,800
• Taxable income: $5,618
• Est. tax owed @ 24.0%: −$1,348
• After-tax cash flow: $6,632/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: Lincoln County
• NCES district ID: 1303330
• Math proficiency: 34% ▼ -14.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $36,428
• Composite: 29.05/100
• National rank: #6607
• State rank: #71 of 174 in GA

Livability — Lincolnton

• Score: 61/100
• State rank: #352
• US rank: #18137

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

• Census place: Lincolnton, GA
• Population (ZIP): 7,742

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 7,009 people
• By 2030: 6,563 · -6.4%
• By 2040: 5,581 · -20.4%
• By 2050: 4,744 · -32.3%
• By 2075: 3,406 · -51.4%
• By 2100: 2,263 · -67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+44.8) · D 27.4% · R 72.2%
• 2008→2024 swing: -20.3pp toward R · 2008: -24.5pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+37.5 2016: R+36.3 2012: R+27.6 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.78%
• Current HPI: 189.652
• 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

+79.3% since first listed

8 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-02-13 Listed $165,000 Hive MLS
• 2026-02-13 Listed $165,000 Hive MLS
• 2025-10-01 Listing Removed — Hive MLS
• 2025-10-01 Listing Removed — Hive MLS
• 2025-01-16 Listed $169,000 Hive MLS
• 2025-01-16 Listed $169,000 Hive MLS
• 2018-04-02 Sold (Public Records) $92,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,295 · +4.9% YoY. Source: county tax records.