135 Brookside Dr · Elberton, GA 30635

$139,900

3 bd · 2.0 ba · 1,582 sqft · SingleFamily public records · 289 Days on market

Built 1952 1.70 ac lot $88/sqft · 18% below area Est $171k · 18% 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 +22.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Four-sided brick ranch located on a 1.7-acre lot. Three bedrooms and one and half baths. Hardwoods floors in living and dining rooms. Large kitchen with breakfast nook. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at www.servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply).

Key facts

• Breakfast nook
• 1.7-acre lot
• Large kitchen

Tags

• BRICK RANCH
• 1.7-ACRE LOT
• HARDWOOD FLOORS
• LARGE KITCHEN
• BREAKFAST NOOK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.6% in Elberton — 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 60/100 on livability (#375 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools F, crime F, amenities F.
• Elbert County (rural): math 26% / reading 25% proficiency, ranked #124 of 174 in GA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 183 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 77 units permitted in Elbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• Elbert County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $50k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $170,659
• List price: $139,900
• Delta: -18.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Park St	0.46mi	3/2.0	1,529 (-3%)	13mo	$210,000	$137	62
349 Cook St	0.74mi	3/2.0	1,528 (-3%)	1mo	$80,000	$52	59
1025 Evergreen Dr	0.66mi	4/2.0 (+1)	1,534 (-3%)	1mo	$33,000	$22	58
141 Wildwood Dr	0.51mi	3/2.0	1,771 (+12%)	1mo	$115,000	$65	55
178 Heard Dr	0.43mi	3/2.0	1,736 (+10%)	11mo	$250,000	$144	54
325 E Church St	0.25mi	3/1.0	1,368 (-14%)	10mo	$150,000	$110	54
123 S Mcintosh St	0.72mi	2/1.0 (-1)	1,460 (-8%)	14mo	$168,000	$115	33

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 3.31×
• Total profit: $90,401
• Equity at exit: $126,033

10-year hold

• IRR: 25.4%
• Equity multiple: 7.51×
• Total profit: $255,099
• Equity at exit: $271,795

Cash invested: $39,172 (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 30635

• Home prices YoY: 4.1%
• Active inventory: 183
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$170 /mo · $2,043/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $223

Break-even live

Break-even rent $1,218

Max offer price $139,900

Occupancy floor 80%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
838 Lincoln Ave Elberton, GA	3.0	1.0	1175	$1,500	$1.28	2d	1	0.91mi

Listing history 26 events

1. 2026-06-19
   days on market $139,900 Active 289 DOM
2. 2026-06-18
   days on market $139,900 Active 288 DOM
3. 2026-06-17
   days on market $139,900 Active 287 DOM
4. 2026-06-16
   days on market $139,900 Active 286 DOM
5. 2026-06-15
   days on market $139,900 Active 285 DOM
6. 2026-06-14
   days on market $139,900 Active 283 DOM
7. 2026-06-13
   days on market $139,900 Active 282 DOM
8. 2026-06-10
   days on market $139,900 Active 280 DOM
9. 2026-06-09
   days on market $139,900 Active 279 DOM
10. 2026-06-08
    days on market $139,900 Active 278 DOM
11. 2026-06-07
    days on market $139,900 Active 277 DOM
12. 2026-06-02
    days on market $139,900 Active 272 DOM
13. 2026-06-01
    days on market $139,900 Active 271 DOM
14. 2026-05-31
    days on market $139,900 Active 270 DOM
15. 2026-05-30
    days on market $139,900 Active 269 DOM
16. 2026-05-18
    price $139,900 499-char remark

    Show marketing remark (499 chars)

    Four-sided brick ranch located on a 1.7-acre lot. Three bedrooms and one and half baths. Hardwoods floors in living and dining rooms. Large kitchen with breakfast nook. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at www.servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply).

17. 2026-03-17
    price $149,900 499-char remark

    Show marketing remark (499 chars)

    Four-sided brick ranch located on a 1.7-acre lot. Three bedrooms and one and half baths. Hardwoods floors in living and dining rooms. Large kitchen with breakfast nook. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at www.servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply).

18. 2025-12-30
    price $159,900 499-char remark

    Show marketing remark (499 chars)

    Four-sided brick ranch located on a 1.7-acre lot. Three bedrooms and one and half baths. Hardwoods floors in living and dining rooms. Large kitchen with breakfast nook. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at www.servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply).

19. 2025-11-21
    price $169,900 499-char remark

    Show marketing remark (499 chars)

    Four-sided brick ranch located on a 1.7-acre lot. Three bedrooms and one and half baths. Hardwoods floors in living and dining rooms. Large kitchen with breakfast nook. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at www.servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply).

20. 2025-10-08
    price $179,900 499-char remark

    Show marketing remark (499 chars)

    Four-sided brick ranch located on a 1.7-acre lot. Three bedrooms and one and half baths. Hardwoods floors in living and dining rooms. Large kitchen with breakfast nook. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at www.servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply).

21. 2025-09-03
    listed $189,900 New 499-char remark

    Show marketing remark (499 chars)

    Four-sided brick ranch located on a 1.7-acre lot. Three bedrooms and one and half baths. Hardwoods floors in living and dining rooms. Large kitchen with breakfast nook. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at www.servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply).

22. 2021-08-18
    soldstatus $157,000 Sold 527-char remark

    Show marketing remark (527 chars)

    Classic ranch on beautiful Brookside Drive. Gorgeous 1.7 Acre lot sets the scene for this 1500+ SqFt brick ranch. Large kitchen w/ all appliances included and island for extra work space, dining area, spacious living room w/ plenty of natural daylight. Three bedrooms & two tiled baths, washer & dryer included. With a few updates and special touches, this will be a fabulous place to call home. Picnic on the solid granite picnic table or enjoy the outdoors on the large patio out back. Call today for all the details!

23. 2021-07-05
    status Under Contract 527-char remark

    Show marketing remark (527 chars)

    Classic ranch on beautiful Brookside Drive. Gorgeous 1.7 Acre lot sets the scene for this 1500+ SqFt brick ranch. Large kitchen w/ all appliances included and island for extra work space, dining area, spacious living room w/ plenty of natural daylight. Three bedrooms & two tiled baths, washer & dryer included. With a few updates and special touches, this will be a fabulous place to call home. Picnic on the solid granite picnic table or enjoy the outdoors on the large patio out back. Call today for all the details!

24. 2021-07-02
    listed $139,900 New 527-char remark

    Show marketing remark (527 chars)

    Classic ranch on beautiful Brookside Drive. Gorgeous 1.7 Acre lot sets the scene for this 1500+ SqFt brick ranch. Large kitchen w/ all appliances included and island for extra work space, dining area, spacious living room w/ plenty of natural daylight. Three bedrooms & two tiled baths, washer & dryer included. With a few updates and special touches, this will be a fabulous place to call home. Picnic on the solid granite picnic table or enjoy the outdoors on the large patio out back. Call today for all the details!

25. 1988-01-01
    soldstatus $60,000
26. 1984-12-01
    soldstatus $46,000

ⓘ 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: $2,043 · $170/mo
• Projected year-2 tax: $2,043 · $170/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$7,837
• − Property taxes: −$2,043
• − Insurance: −$700
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,070
• Taxable income: $471
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $2,560/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: Elbert County
• NCES district ID: 1302010
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $34,498
• Composite: 21.0/100
• National rank: #8458
• State rank: #124 of 174 in GA

Livability — Elberton

• Score: 60/100
• State rank: #375
• US rank: #19001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elberton, GA
• Population (ZIP): 15,107

Population outlook (Elbert County) Hauer SSP2

• Today (2025): 17,648 people
• By 2030: 16,675 · -5.5%
• By 2040: 14,631 · -17.1%
• By 2050: 12,632 · -28.4%
• By 2075: 8,704 · -50.7%
• By 2100: 5,958 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Black 29% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Elbert

• 2024 margin: Solid R (+43.4) · D 28.2% · R 71.5%
• 2008→2024 swing: -25.3pp toward R · 2008: -18.1pp · 2024: -43.4pp
• All cycles: 2024: R+43.4 2020: R+36.5 2016: R+34.9 2012: R+20.6 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.03%
• Current HPI: 332.46
• 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

+204.1% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $139,900 GAMLS
• 2026-03-17 Price Changed $149,900 GAMLS
• 2025-12-30 Price Changed $159,900 GAMLS
• 2025-11-21 Price Changed $169,900 GAMLS
• 2025-10-08 Price Changed $179,900 GAMLS
• 2025-09-03 Listed $189,900 GAMLS
• 2021-08-18 Sold (MLS) $157,000 GAMLS
• 2021-07-05 Pending — GAMLS
• 2021-07-02 Listed $139,900 GAMLS
• 1988-01-01 Sold (Public Records) $60,000 Public Records
• 1984-12-01 Sold (Public Records) $46,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,043 · +6.9% YoY. Source: county tax records.