197 Ridgeland Dr · Maysville, GA 30558

$360,000

3 bd · 3.0 ba · 2,531 sqft · SingleFamily public records · 113 Days on market

Built 2008 0.80 ac lot $142/sqft · 17% below area Est $432k · 17% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +4.3/30.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

$25,000 PRICE REDUCTION! Motivated seller located on 0.80 acres in a NO HOA subdivision, this well maintained 3 bedroom, 3 bath split level home offers space, flexibility, and numerous updates. The fully fenced backyard provides privacy and room to enjoy the outdoors, complete with brand new pressure treated front and back decks with fresh stain. The lower level features two finished rooms that could easily convert this home into a POTENTIAL 5 BEDROOM layout by adding closets. A ductless mini split system with individual heads in both bonus rooms and the family room provides efficient heating and cooling downstairs. The roof is less than 10 years old, the HVAC is only 3 years old, popcorn ceilings have been replaced with smooth ceilings, and the interior has been freshly painted. Additional upgrades include a brand new refrigerator, total wildlife attic exclusion, new vinyl shutters, two new garage doors with remotes, added two hot water heaters and a freshly painted garage. This property offers move in ready comfort with the added benefit of room to grow - all without HOA restrictions.

Key facts

• Two new garage doors
• New vinyl shutters
• 0.8 acre lot

Tags

• FULLY FENCED BACKYARD
• DUCTLESS MINI SPLIT SYSTEM
• NEW VINYL SHUTTERS
• TWO NEW GARAGE DOORS
• TOTAL WILDLIFE ATTIC EXCLUSION
• TWO HOT WATER HEATERS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-966 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (47.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (53.5% below list).
• Recommended offer: $167k (53.5% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 2.2% in Maysville — 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 66/100 on livability (#190 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Banks County (rural): math 29% / reading 37% proficiency, ranked #75 of 174 in GA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 72 active listings in the ZIP; 102 units permitted in Banks County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• Banks County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $50k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,282 (53.5% 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 113 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.46% ✗
• Cap rate: 3.07%
• Cash-on-cash: -11.50%
• DSCR: 0.49
• GRM: 17.9

CMA / ARV

• ARV (median comp): $432,288
• List price: $360,000
• Delta: -16.72%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 Oak Ridge Dr	0.56mi	3/2.5	2,587 (+2%)	14mo	$575,000	$222	56
220 Valley View Dr	0.44mi	3/2.0	2,204 (-13%)	10mo	$450,000	$204	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 2.33×
• Total profit: $134,462
• Equity at exit: $324,317

10-year hold

• IRR: 15.6%
• Equity multiple: 5.41×
• Total profit: $444,141
• Equity at exit: $699,401

Cash invested: $100,800 (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 30558

• Home prices YoY: 3.5%
• Active inventory: 72
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$249 /mo · $2,992/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-966

Break-even live

Break-even rent $2,895

Max offer price $189,407

Occupancy floor —

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $360,000 Active 113 DOM
2. 2026-06-18
   days on market $360,000 Active 112 DOM
3. 2026-06-17
   days on market $360,000 Active 111 DOM
4. 2026-06-16
   days on market $360,000 Active 110 DOM
5. 2026-06-15
   days on market $360,000 Active 109 DOM
6. 2026-06-14
   days on market $360,000 Active 107 DOM
7. 2026-06-12
   days on market $360,000 Active 106 DOM
8. 2026-06-09
   days on market $360,000 Active 103 DOM
9. 2026-06-08
   days on market $360,000 Active 102 DOM
10. 2026-06-07
    days on market $360,000 Active 101 DOM
11. 2026-06-05
    days on market $360,000 Active 99 DOM
12. 2026-06-03
    days on market $360,000 Active 97 DOM
13. 2026-06-02
    days on market $360,000 Active 96 DOM
14. 2026-06-01
    days on market $360,000 Active 95 DOM
15. 2026-05-31
    days on market $360,000 Active 94 DOM
16. 2026-05-31
    statusdays on market $360,000 Active 93 DOM
17. 2026-04-16
    price $385,000 1103-char remark

    Show marketing remark (1103 chars)

    $25,000 PRICE REDUCTION! Motivated seller located on 0.80 acres in a NO HOA subdivision, this well maintained 3 bedroom, 3 bath split level home offers space, flexibility, and numerous updates. The fully fenced backyard provides privacy and room to enjoy the outdoors, complete with brand new pressure treated front and back decks with fresh stain. The lower level features two finished rooms that could easily convert this home into a POTENTIAL 5 BEDROOM layout by adding closets. A ductless mini split system with individual heads in both bonus rooms and the family room provides efficient heating and cooling downstairs. The roof is less than 10 years old, the HVAC is only 3 years old, popcorn ceilings have been replaced with smooth ceilings, and the interior has been freshly painted. Additional upgrades include a brand new refrigerator, total wildlife attic exclusion, new vinyl shutters, two new garage doors with remotes, added two hot water heaters and a freshly painted garage. This property offers move in ready comfort with the added benefit of room to grow - all without HOA restrictions.

18. 2026-02-26
    listed $410,000 New 1103-char remark

    Show marketing remark (1103 chars)

    $25,000 PRICE REDUCTION! Motivated seller located on 0.80 acres in a NO HOA subdivision, this well maintained 3 bedroom, 3 bath split level home offers space, flexibility, and numerous updates. The fully fenced backyard provides privacy and room to enjoy the outdoors, complete with brand new pressure treated front and back decks with fresh stain. The lower level features two finished rooms that could easily convert this home into a POTENTIAL 5 BEDROOM layout by adding closets. A ductless mini split system with individual heads in both bonus rooms and the family room provides efficient heating and cooling downstairs. The roof is less than 10 years old, the HVAC is only 3 years old, popcorn ceilings have been replaced with smooth ceilings, and the interior has been freshly painted. Additional upgrades include a brand new refrigerator, total wildlife attic exclusion, new vinyl shutters, two new garage doors with remotes, added two hot water heaters and a freshly painted garage. This property offers move in ready comfort with the added benefit of room to grow - all without HOA restrictions.

19. 2023-07-05
    soldstatus $320,000
20. 2023-06-23
    soldstatus $320,000 Sold 657-char remark

    Show marketing remark (657 chars)

    Are you looking for Lots of Room, Maybe Multi Family Living, if so This ROOMIE Slice of Paradise is located in Banks County. This home offers 5 Bedroom 3 Full Bath, a Huge laundry room, 2 car garage, additional storage room, a fenced level yard, Newer Roof with Warranty, Brand New HVAC System with Warranty, No HOA, Seller has had Septic Tank Pumped & Inspected & Offering a Termite Letter. All you have to do is MOVE IN. This Home is located within minutes of Tanger Outlets, Home Depot, I- 85 and all the amenities available at Banks Crossing. If lots of room with a great location is what you are looking for then come check this one out.

21. 2023-05-28
    status Under Contract 657-char remark

    Show marketing remark (657 chars)

    Are you looking for Lots of Room, Maybe Multi Family Living, if so This ROOMIE Slice of Paradise is located in Banks County. This home offers 5 Bedroom 3 Full Bath, a Huge laundry room, 2 car garage, additional storage room, a fenced level yard, Newer Roof with Warranty, Brand New HVAC System with Warranty, No HOA, Seller has had Septic Tank Pumped & Inspected & Offering a Termite Letter. All you have to do is MOVE IN. This Home is located within minutes of Tanger Outlets, Home Depot, I- 85 and all the amenities available at Banks Crossing. If lots of room with a great location is what you are looking for then come check this one out.

22. 2023-05-16
    listed $329,000 New 657-char remark

    Show marketing remark (657 chars)

    Are you looking for Lots of Room, Maybe Multi Family Living, if so This ROOMIE Slice of Paradise is located in Banks County. This home offers 5 Bedroom 3 Full Bath, a Huge laundry room, 2 car garage, additional storage room, a fenced level yard, Newer Roof with Warranty, Brand New HVAC System with Warranty, No HOA, Seller has had Septic Tank Pumped & Inspected & Offering a Termite Letter. All you have to do is MOVE IN. This Home is located within minutes of Tanger Outlets, Home Depot, I- 85 and all the amenities available at Banks Crossing. If lots of room with a great location is what you are looking for then come check this one out.

23. 2008-10-08
    soldstatus $142,900
24. 2008-01-08
    listed $142,900

ⓘ 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: $2,992 · $249/mo
• Projected year-2 tax: $3,312 · $276/mo
• Expected delta: +$320/yr (+$27/mo · 10.7%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,074
• − Mortgage interest: −$20,166
• − Property taxes: −$2,992
• − Insurance: −$1,800
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$10,473
• Taxable loss: −$18,568
• Est. tax savings @ 24.0%: +$4,456
• After-tax cash flow: $-7,132/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: Banks County
• NCES district ID: 1300240
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 37% ▼ -9.00%
• Median HH income: $41,507
• Composite: 27.85/100
• National rank: #6878
• State rank: #75 of 174 in GA

Livability — Maysville

• Score: 66/100
• State rank: #190
• US rank: #11767

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maysville, GA
• City population: 5,562
• Population (ZIP): 5,562

Population outlook (Banks County) Hauer SSP2

• Today (2025): 18,448 people
• By 2030: 18,157 · -1.6%
• By 2040: 17,193 · -6.8%
• By 2050: 15,951 · -13.5%
• By 2075: 13,472 · -27.0%
• By 2100: 11,562 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Banks

• 2024 margin: Solid R (+78.2) · D 10.8% · R 89.0%
• 2008→2024 swing: -12.6pp toward R · 2008: -65.6pp · 2024: -78.2pp
• All cycles: 2024: R+78.2 2020: R+78.0 2016: R+78.4 2012: R+73.9 2008: R+65.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.76%
• Current HPI: 322.97
• 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

+169.4% since first listed

8 events — show timeline

• 2026-04-16 Price Changed $385,000 GAMLS
• 2026-02-26 Listed $410,000 GAMLS
• 2023-07-05 Sold (Public Records) $320,000 Public Records
• 2023-06-23 Sold (MLS) $320,000 GAMLS
• 2023-05-28 Pending — GAMLS
• 2023-05-16 Listed $329,000 GAMLS
• 2008-10-08 Sold (MLS) $142,900 Hive MLS
• 2008-01-08 Listed $142,900 Hive MLS

Property tax history

+7.5%/yr

Latest (2025): $2,992 · +15.4% YoY. Source: county tax records.