359 Ga Highway 0026 East · Buena Vista, GA 31803

$74,900

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 13 Days on market

Fair condition 0.31 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks

Welcome home to this charming 3-bedroom, 2-bath residence situated on a level lot in a peaceful country setting. Inside, you'll find beautiful wood flooring throughout, creating a warm and inviting atmosphere. The spacious fenced backyard offers plenty of room for pets, children, gardening, or entertaining guests. Enjoy the tranquility of country living while still being conveniently located to nearby shopping, dining, and schools. This well-maintained property is the perfect place to call home.

Key facts

• Wood flooring
• Fenced backyard
• Conveniently located

Tags

• FENCED BACKYARD
• WOOD FLOORING
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Home design: Single-family residence; Residential property
• Construction: Brick construction
• Exterior features: Level lot

Interior

• Kitchen: Gas range; Microwave
• Bathrooms: 2 full bathrooms
• Interior features: Gas range; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 64/100 on livability (#250 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: schools F, amenities F, commute F.
• Marion County (rural): math 23% / reading 29% proficiency, ranked #121 of 174 in GA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 14 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($518 loan paydown + $1k appreciation (1.4% local appreciation)).
• Marion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.54% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.51%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.33×
• Total profit: $27,846
• Equity at exit: $27,028

10-year hold

• IRR: 27.8%
• Equity multiple: 4.45×
• Total profit: $72,362
• Equity at exit: $37,074

Cash invested: $20,972 (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 31803

• Home prices YoY: 0.9%
• Active inventory: 27
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $393

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 61%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-12
   statusdays on market $74,900 Pending 13 DOM
2. 2026-06-09
   days on market $74,900 Active 10 DOM
3. 2026-06-08
   days on market $74,900 Active 9 DOM
4. 2026-06-07
   days on market $74,900 Active 8 DOM
5. 2026-06-05
   days on market $74,900 Active 6 DOM
6. 2026-06-04
   days on market $74,900 Active 4 DOM
7. 2026-06-02
   days on market $74,900 Active 3 DOM
8. 2026-06-01
   days on market $74,900 Active 2 DOM
9. 2026-05-31
   remarks 500-char remark
10. 2026-05-31
    listed $74,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,838
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,179
• Taxable income: $3,752
• Est. tax owed @ 24.0%: −$900
• After-tax cash flow: $3,821/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This home is in fair condition and requires extensive repairs and maintenance to improve its condition and increase its value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding appears to be in poor condition, with visible wear and tear.
• Major flooring — The flooring in the kitchen and bathrooms appears to be in poor condition, with visible wear and tear.
• Major interior walls/paint — The interior walls and paint appear to be in poor condition, with visible wear and tear.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible wear and tear.

Value-add opportunities

• Resale paint the interior walls and ceiling — Painting the interior walls and ceiling can improve the appearance of the home and make it more appealing to potential buyers.
• Resale repair the roof — Repairing the roof can improve the overall condition of the home and make it more appealing to potential buyers.
• Resale repair the exterior siding — Repairing the exterior siding can improve the overall condition of the home and make it more appealing to potential buyers.
• Resale repair the flooring — Repairing the flooring can improve the overall condition of the home and make it more appealing to potential buyers.
• Resale repair the HVAC system — Repairing the HVAC system can improve the overall condition of the home and make it more appealing to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
flooring · The flooring in the kitchen and bathrooms appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale paint the interior walls and ceiling — Painting the interior walls and ceiling can improve the appearance of the home and make it more appealing to potential buyers. ↑
• Resale repair the roof — Repairing the roof can improve the overall condition of the home and make it more appealing to potential buyers. ↑
• Resale repair the exterior siding — Repairing the exterior siding can improve the overall condition of the home and make it more appealing to potential buyers. ↑
• Resale repair the flooring — Repairing the flooring can improve the overall condition of the home and make it more appealing to potential buyers. ↑
• Resale repair the HVAC system — Repairing the HVAC system can improve the overall condition of the home and make it more appealing to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Marion County
• NCES district ID: 1303540
• Math proficiency: 23% ▼ -2.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $36,313
• Composite: 21.56/100
• National rank: #8308
• State rank: #121 of 174 in GA

Livability — Buena Vista

• Score: 64/100
• State rank: #250
• US rank: #14056

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: Buena Vista, GA
• City population: 4,550
• Population (ZIP): 4,550

Population outlook (Marion County) Hauer SSP2

• Today (2025): 8,483 people
• By 2030: 8,286 · -2.3%
• By 2040: 7,674 · -9.5%
• By 2050: 6,959 · -18.0%
• By 2075: 5,306 · -37.5%
• By 2100: 3,726 · -56.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 46% White 43% Hispanic / Latino 9% Two or more races 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Estonian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+30.2) · D 34.6% · R 64.8%
• 2008→2024 swing: -18.0pp toward R · 2008: -12.3pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+26.6 2016: R+22.2 2012: R+10.1 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.37%
• Current HPI: 158.9733
• 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

1 event — show timeline

• 2026-05-30 Listed $74,900 CBOR