3 bd · 2.5 ba ·
1,440 sqft ·
Built 1989
· SingleFamily
· Pending
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,729/mo
Mortgage (P&I)
−$1,101
Tax + insurance
−$287
HOA
−$0
Vac / Maint / Mgmt
−$363
Net cashflow
$-23/mo
Annual
$-270/yr
Cap rate
6.16%
Cash-on-cash
-0.46%
DSCR
0.98
1% rule
0.82%
Cash to close
$58,800
Investor read
This is a 3-bed/2.5-bath single-family listed at $210k.
At list price, monthly cash flow is $-23 ($-270/yr) — negative.
To cash-flow at today's rent, offer at most $206k (1.9% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (17.7% below list).
Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
Recommended offer: $173k (17.7% below list) — sets the bar for 1% rule.
Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
Location reads 60/100 on livability (#371 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: crime F, amenities F, commute F.
Lee County (rural): math 44% / reading 45% proficiency, ranked #21 of 174 in GA (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
Zoned schools: Lee County Primary School (645 students, 48% FRL); Lee County Middle School East (math 32% / reading 47%, grade F, #147 of 470 statewide, top 33%, 676 students, 51% FRL); Lee County High School (math 10% / reading 19%, grade F, #315 of 424 statewide, top 76%, 1,429 students, 36% FRL).
Zoned-school proficiency averages 27% at this address vs 44% district-wide (-18 pts) — the specific schools serving this property underperform the Lee County average; the district grade overstates school quality for this exact location.
Market conditions: Rents rising (+2.2%/yr); 204 active listings in the ZIP; solid renter incomes; 133 units permitted in Lee County in 2024 (0 in 5+ unit buildings).
Lee County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
Climate carrying-cost: severe wind risk, 96% 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.
Cap rate 6.2% vs local median 5.0% in Albany — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.
Questions for listing agent
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?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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?
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.
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.
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.
CashFlowRE · CFR-5NS8M2BQK6KBD0
· Data 3 weeks agocashflowre.app · 2026-05-29