121 Canary Cir · Soperton, GA 30457

$99,900

3 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 80 Days on market

Built 1971 0.34 ac lot $89/sqft · 36% above area Est $73k · 36% over ↓ 16% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +5.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Affordable renovation opportunity just outside the city limits of Soperton. This 3 bedroom, 1.5 bath brick home sits on a spacious 0.34 acre corner lot with mature trees and includes a storage building. Inside, the home features original hardwood floors, a large living area, and a spacious kitchen with plenty of cabinet space. The home will require repairs and updates prior to occupancy but offers a solid layout, brick exterior, and a large lot that make it a great candidate for renovation. This property would be suitable for a buyer looking to renovate and make a home their own or for an investor seeking their next project. Property is being sold as-is and priced to reflect condition.

Key facts

• Large living area
• Storage building
• Spacious kitchen

Tags

• CORNER LOT
• MATURE TREES
• STORAGE BUILDING
• ORIGINAL HARDWOOD FLOORS
• LARGE LIVING AREA
• SPACIOUS KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#363 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, crime D-, amenities F.
• Treutlen County (rural): math 25% / reading 24% proficiency, ranked #129 of 174 in GA (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($691 loan paydown + $487 appreciation (0.5% local appreciation)).
• Treutlen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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 D 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: 1.46% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.55%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

• ARV (median comp): $73,296
• List price: $99,900
• Delta: 36.30%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Second St	0.71mi	3/1.0	1,200 (+7%)	23mo	$50,000	$42	36

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

Projected returns pro-forma

0.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.23×
• Total profit: $34,328
• Equity at exit: $31,469

10-year hold

• IRR: 28.0%
• Equity multiple: 4.24×
• Total profit: $90,568
• Equity at exit: $39,851

Cash invested: $27,972 (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 30457

• Home prices YoY: 0.4%
• Active inventory: 21
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $549

Break-even live

Break-even rent $764

Max offer price $99,900

Occupancy floor 57%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $99,900 Active 80 DOM
2. 2026-06-18
   days on market $99,900 Active 79 DOM
3. 2026-06-17
   days on market $99,900 Active 78 DOM
4. 2026-06-16
   days on market $99,900 Active 77 DOM
5. 2026-06-15
   days on market $99,900 Active 76 DOM
6. 2026-06-14
   days on market $99,900 Active 74 DOM
7. 2026-06-12
   days on market $99,900 Active 73 DOM
8. 2026-06-09
   days on market $99,900 Active 70 DOM
9. 2026-06-08
   days on market $99,900 Active 69 DOM
10. 2026-06-07
    days on market $99,900 Active 68 DOM
11. 2026-06-07
    days on market $99,900 Active 67 DOM
12. 2026-06-04
    days on market $99,900 Active 64 DOM
13. 2026-06-02
    days on market $99,900 Active 63 DOM
14. 2026-06-01
    days on market $99,900 Active 62 DOM
15. 2026-05-31
    days on market $99,900 Active 61 DOM
16. 2026-05-31
    statusdays on market $99,900 Active 60 DOM
17. 2026-05-01
    price $105,000 700-char remark

    Show marketing remark (700 chars)

    Affordable renovation opportunity just outside the city limits of Soperton. This 3 bedroom, 1.5 bath brick home sits on a spacious 0.34 acre corner lot with mature trees and includes a storage building. Inside, the home features original hardwood floors, a large living area, and a spacious kitchen with plenty of cabinet space. The home will require repairs and updates prior to occupancy but offers a solid layout, brick exterior, and a large lot that make it a great candidate for renovation. This property would be suitable for a buyer looking to renovate and make a home their own or for an investor seeking their next project. Property is being sold as-is and priced to reflect condition.

18. 2026-04-16
    price $115,000 700-char remark

    Show marketing remark (700 chars)

    Affordable renovation opportunity just outside the city limits of Soperton. This 3 bedroom, 1.5 bath brick home sits on a spacious 0.34 acre corner lot with mature trees and includes a storage building. Inside, the home features original hardwood floors, a large living area, and a spacious kitchen with plenty of cabinet space. The home will require repairs and updates prior to occupancy but offers a solid layout, brick exterior, and a large lot that make it a great candidate for renovation. This property would be suitable for a buyer looking to renovate and make a home their own or for an investor seeking their next project. Property is being sold as-is and priced to reflect condition.

19. 2026-03-23
    listed $125,000 New 700-char remark

    Show marketing remark (700 chars)

    Affordable renovation opportunity just outside the city limits of Soperton. This 3 bedroom, 1.5 bath brick home sits on a spacious 0.34 acre corner lot with mature trees and includes a storage building. Inside, the home features original hardwood floors, a large living area, and a spacious kitchen with plenty of cabinet space. The home will require repairs and updates prior to occupancy but offers a solid layout, brick exterior, and a large lot that make it a great candidate for renovation. This property would be suitable for a buyer looking to renovate and make a home their own or for an investor seeking their next project. Property is being sold as-is and priced to reflect condition.

ⓘ 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: $459 · $38/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$460/yr (+$38/mo · 100.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,511
• − Mortgage interest: −$5,596
• − Property taxes: −$459
• − Insurance: −$500
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$2,906
• Taxable income: $5,249
• Est. tax owed @ 24.0%: −$1,260
• After-tax cash flow: $5,329/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: Treutlen County
• NCES district ID: 1305100
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $37,009
• Composite: 20.41/100
• National rank: #8585
• State rank: #129 of 174 in GA

Livability — Soperton

• Score: 60/100
• State rank: #363
• US rank: #18610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Soperton, GA
• Population (ZIP): 5,440

Population outlook (Treutlen County) Hauer SSP2

• Today (2025): 6,520 people
• By 2030: 6,380 · -2.1%
• By 2040: 5,998 · -8.0%
• By 2050: 5,627 · -13.7%
• By 2075: 4,922 · -24.5%
• By 2100: 4,345 · -33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 35% Two or more races 4%
• Common ancestry: Italian 2% Portuguese 1% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Treutlen

• 2024 margin: Solid R (+44.4) · D 27.7% · R 72.1%
• 2008→2024 swing: -20.2pp toward R · 2008: -24.2pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+37.3 2016: R+35.1 2012: R+21.1 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.49%
• Current HPI: 133.5377
• 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

3 events — show timeline

• 2026-05-01 Price Changed $105,000 GAMLS
• 2026-04-16 Price Changed $115,000 GAMLS
• 2026-03-23 Listed $125,000 GAMLS

Property tax history

+1.4%/yr

Latest (2025): $459 · -0.1% YoY. Source: county tax records.