2645 E Elm St · Wrightsville, GA 31096

$90,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 54 Days on market

Built 1969 0.26 ac lot $94/sqft · 63% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 2645 East Elm Street in the heart of Wrightsville-a property that offers the perfect blend of small-town charm and everyday convenience.This inviting home sits on a spacious lot, giving you room to enjoy outdoor living, gardening, or simply relaxing in a quiet setting. Inside, you'll find a functional layout designed for comfortable living, with ample natural light and spaces that feel both welcoming and practical.Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property checks the boxes. Located just minutes from local shops, schools, and dining, you'll love the ease of living in a community where everything is close by-while still enjoying a peaceful, residential atmosphere. Homes in this area don't last long-schedule your showing today and see the potential for yourself!

Key facts

• Ample natural light
• Spacious lot
• Functional layout

Tags

• SPACIOUS LOT
• OUTDOOR LIVING
• FUNCTIONAL LAYOUT
• AMPLE NATURAL LIGHT

Property features AI

Finance

• Other: Directions: From GA-57 turn onto S State St; home is on the right in about 450 ft.
• Financial info: Not specified
• HOA & community: Not specified

Exterior

• Parking: Attached parking; Off-street parking; 1-space carport
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story; No shared/common walls
• Construction: Not specified
• Exterior features: 0.26-acre lot

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling; Other heating; Other cooling
• Interior features: Electric water heater; No basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#419 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B+; Watch: schools F, amenities F, commute 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: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $645 of equity ($622 loan paydown + $23 appreciation (0.0% 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 (0.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($87k) 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.
• Current owner paid $73k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1969 — 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. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.90%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

• ARV (median comp): $55,051
• List price: $90,000
• Delta: 63.49%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

0.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.85×
• Total profit: $21,402
• Equity at exit: $26,249

10-year hold

• IRR: 21.9%
• Equity multiple: 3.43×
• Total profit: $61,335
• Equity at exit: $31,645

Cash invested: $25,200 (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 31096

• Home prices YoY: 0.0%
• Active inventory: 17
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $376

Break-even live

Break-even rent $720

Max offer price $90,000

Occupancy floor 64%

Sensitivity live

Price	-10% $427	-5% $401	+0% $376	+5% $350	+10% $325
Rent	-10% $281	-5% $329	+0% $376	+5% $423	+10% $470
Rate	-1.0pp $421	-0.5pp $399	base $376	+0.5pp $353	+1.0pp $329

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $90,000 Active 54 DOM
2. 2026-06-18
   days on market $90,000 Active 52 DOM
3. 2026-06-17
   days on market $90,000 Active 51 DOM
4. 2026-06-16
   days on market $90,000 Active 50 DOM
5. 2026-06-15
   days on market $90,000 Active 49 DOM
6. 2026-06-13
   days on market $90,000 Active 47 DOM
7. 2026-06-12
   days on market $90,000 Active 46 DOM
8. 2026-06-09
   days on market $90,000 Active 43 DOM
9. 2026-06-08
   days on market $90,000 Active 42 DOM
10. 2026-06-07
    days on market $90,000 Active 41 DOM
11. 2026-06-05
    days on market $90,000 Active 39 DOM
12. 2026-06-04
    days on market $90,000 Active 37 DOM
13. 2026-06-02
    days on market $90,000 Active 36 DOM
14. 2026-06-01
    days on market $90,000 Active 35 DOM
15. 2026-05-31
    days on market $90,000 Active 34 DOM
16. 2026-05-31
    days on market $90,000 Active 33 DOM
17. 2026-04-27
    listed $90,000 New 840-char remark

    Show marketing remark (840 chars)

    Welcome to 2645 East Elm Street in the heart of Wrightsville-a property that offers the perfect blend of small-town charm and everyday convenience.This inviting home sits on a spacious lot, giving you room to enjoy outdoor living, gardening, or simply relaxing in a quiet setting. Inside, you'll find a functional layout designed for comfortable living, with ample natural light and spaces that feel both welcoming and practical.Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property checks the boxes. Located just minutes from local shops, schools, and dining, you'll love the ease of living in a community where everything is close by-while still enjoying a peaceful, residential atmosphere. Homes in this area don't last long-schedule your showing today and see the potential for yourself!

18. 2026-04-27
    listed $90,000 Active 884-char remark

    Show marketing remark (840 chars)

    Welcome to 2645 East Elm Street in the heart of Wrightsville-a property that offers the perfect blend of small-town charm and everyday convenience.This inviting home sits on a spacious lot, giving you room to enjoy outdoor living, gardening, or simply relaxing in a quiet setting. Inside, you'll find a functional layout designed for comfortable living, with ample natural light and spaces that feel both welcoming and practical.Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property checks the boxes. Located just minutes from local shops, schools, and dining, you'll love the ease of living in a community where everything is close by-while still enjoying a peaceful, residential atmosphere. Homes in this area don't last long-schedule your showing today and see the potential for yourself!

19. 2023-10-03
    soldstatus $73,000
20. 2023-10-02
    soldstatus $73,000

ⓘ 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: $714 · $59/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$114/yr (+$10/mo · 16.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $14,352
• − Mortgage interest: −$5,041
• − Property taxes: −$714
• − Insurance: −$450
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,618
• Taxable income: $3,232
• Est. tax owed @ 24.0%: −$776
• After-tax cash flow: $3,735/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 — Wrightsville

• Score: 58/100
• State rank: #419
• US rank: #20688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wrightsville, GA
• City population: 7,307
• Population (ZIP): 7,307

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 53% Black 40% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▬ 0.03%
• Current HPI: 201.8678
• 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

+23.3% since first listed

4 events — show timeline

• 2026-04-27 Listed $90,000 Hive MLS
• 2026-04-27 Listed $90,000 GAMLS
• 2023-10-03 Sold (Public Records) $73,000 Public Records
• 2023-10-02 Sold (Public Records) $73,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $714 · +38.6% YoY. Source: county tax records.