902 Stanton Ave · Deenwood, GA 31503

$159,000

3 bd · 1.0 ba · 1,696 sqft · SingleFamily public records · 94 Days on market

Built 1955 0.29 ac lot $94/sqft · 11% below area Est $180k · 11% under

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Why this score? — see what drove the D 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).

• ARV discount +12.7/15.0
• Cash flow +12.1/30.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity with tons of potential! This 3-bedroom, 2-bath home offers multiple spacious living areas, providing flexibility for entertaining or everyday living. Enjoy the beautiful sunroom filled with natural light, plus an outdoor building for additional storage or workspace. Being sold AS-IS.

Key facts

• Beautiful sunroom
• Outdoor building
• 0.29 acre lot

Tags

• MULTIPLE SPACIOUS LIVING AREAS
• BEAUTIFUL SUNROOM
• OUTDOOR BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-36 ($-430/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (26.0% below list).
• Recommended offer: $118k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.5% in Deenwood — 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 65/100 on livability (#228 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Ware County (town): math 27% / reading 35% proficiency, ranked #95 of 174 in GA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 146 active listings in the ZIP; 45 units permitted in Ware 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.
• Ware County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,592 (26.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 11.3

CMA / ARV

• ARV (median comp): $179,592
• List price: $159,000
• Delta: -11.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Stanton Ave	0.02mi	3/2.0	1,596 (-6%)	14mo	$111,000	$70	74
1067 Stanton Ave	0.21mi	3/2.0	1,732 (+2%)	14mo	$157,000	$91	71
1300 Stanton Ave	0.34mi	3/2.0	1,633 (-4%)	7mo	$206,000	$126	68
1803 Lamar Ave	0.13mi	3/2.0	1,484 (-12%)	6mo	$148,000	$100	64
1261 Lake St	0.29mi	3/2.0	1,458 (-14%)	4mo	$180,000	$123	56
1210 N Augusta Ave	0.43mi	3/2.0	1,508 (-11%)	6mo	$107,000	$71	52
1602 Lamar Ave	0.41mi	3/2.0	1,889 (+11%)	8mo	$180,000	$95	52
2320 Ben Hill Ave	0.52mi	3/2.0	1,593 (-6%)	12mo	$179,000	$112	51
2300 Albany Ave	0.50mi	3/2.0	1,549 (-9%)	11mo	$249,000	$161	49
1065 Washington St	0.49mi	3/2.0	1,592 (-6%)	19mo	$215,000	$135	47
2338 Albany Ave	0.53mi	3/2.0	1,579 (-7%)	23mo	$235,000	$149	40
1068 Lake St	0.30mi	4/2.0 (+1)	1,924 (+13%)	23mo	$227,999	$119	36

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-28,112
• Equity at exit: $23,707

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-27,680
• Equity at exit: $13,747

Cash invested: $44,520 (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 31503

• Home prices YoY: -24.9%
• Active inventory: 146
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-36

Break-even live

Break-even rent $1,221

Max offer price $152,670

Occupancy floor 98%

Sensitivity live

Price	-10% $54	-5% $9	+0% $-36	+5% $-81	+10% $-126
Rent	-10% $-129	-5% $-82	+0% $-36	+5% $11	+10% $57
Rate	-1.0pp $44	-0.5pp $5	base $-36	+0.5pp $-77	+1.0pp $-119

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $159,000 Active 94 DOM
2. 2026-06-18
   days on market $159,000 Active 92 DOM
3. 2026-06-17
   days on market $159,000 Active 91 DOM
4. 2026-06-16
   days on market $159,000 Active 90 DOM
5. 2026-06-15
   days on market $159,000 Active 89 DOM
6. 2026-06-13
   days on market $159,000 Active 87 DOM
7. 2026-06-12
   days on market $159,000 Active 86 DOM
8. 2026-06-09
   days on market $159,000 Active 83 DOM
9. 2026-06-08
   days on market $159,000 Active 82 DOM
10. 2026-06-07
    days on market $159,000 Active 81 DOM
11. 2026-06-04
    days on market $159,000 Active 77 DOM
12. 2026-06-02
    days on market $159,000 Active 76 DOM
13. 2026-06-01
    days on market $159,000 Active 75 DOM
14. 2026-05-31
    days on market $159,000 Active 74 DOM
15. 2026-05-31
    days on market $159,000 Active 73 DOM
16. 2026-03-18
    listed $159,000 New 302-char remark

    Show marketing remark (302 chars)

    Great opportunity with tons of potential! This 3-bedroom, 2-bath home offers multiple spacious living areas, providing flexibility for entertaining or everyday living. Enjoy the beautiful sunroom filled with natural light, plus an outdoor building for additional storage or workspace. Being sold AS-IS.

17. 2026-03-18
    listed $159,000 Active 302-char remark

    Show marketing remark (302 chars)

    Great opportunity with tons of potential! This 3-bedroom, 2-bath home offers multiple spacious living areas, providing flexibility for entertaining or everyday living. Enjoy the beautiful sunroom filled with natural light, plus an outdoor building for additional storage or workspace. Being sold AS-IS.

ⓘ 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: $777 · $65/mo
• Projected year-2 tax: $1,463 · $122/mo
• Expected delta: +$686/yr (+$57/mo · 88.3%)

ⓘ 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 8/10 Severe 6 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,111
• − Mortgage interest: −$8,906
• − Property taxes: −$777
• − Insurance: −$795
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$4,625
• Taxable loss: −$3,251
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $350/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: Ware County
• NCES district ID: 1305430
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -12.00%
• Median HH income: $35,231
• Composite: 25.6/100
• National rank: #7415
• State rank: #95 of 174 in GA

Livability — Deenwood

• Score: 65/100
• State rank: #228
• US rank: #13292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,173

Population outlook (Ware County) Hauer SSP2

• Today (2025): 33,313 people
• By 2030: 32,071 · -3.7%
• By 2040: 29,587 · -11.2%
• By 2050: 27,197 · -18.4%
• By 2075: 22,323 · -33.0%
• By 2100: 18,197 · -45.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 21% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Ware

• 2024 margin: Solid R (+43.1) · D 28.3% · R 71.4%
• 2008→2024 swing: -8.7pp toward R · 2008: -34.5pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.4 2016: R+41.7 2012: R+33.9 2008: R+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.44%
• Current HPI: 230.6527
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-18 Listed $159,000 GIAR
• 2026-03-18 Listed $159,000 GAMLS

Property tax history

+4.9%/yr

Latest (2025): $777 · -1.9% YoY. Source: county tax records.