110 Bermuda St · Royston, GA 30662

$79,000

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 45 Days on market

Built 1930 9,147 sqft lot $90/sqft · 44% below area Est $142k · 44% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cozy 2-bedroom, 1-bath property features fresh interior paint and brand-new flooring throughout,. With convenient in-town location, this home is perfect for first-time buyers, or investors looking for a move-in ready opportunity. The seller has recently completed several major improvements, including: Brand new roof New flooring throughout the home All windows have been replaced with new windows New kitchen cabinets installed

Key facts

• 9,147 sq ft lot
• Built 1930
• Listed 44 days

Property features AI

Finance

• Other: Property listed on Bermuda St (tax/legal description)
• HOA & community: Association fee includes electricity

Exterior

• Utilities: Public water; Public sewer; 110-volt electric; Other utilities
• Home design: One-story property; Resale condition
• Construction: Asbestos shingle roof; Concrete perimeter foundation; Other construction materials; Mobile home body type (other)
• Exterior features: Other exterior features; Other structures

Interior

• Kitchen: Other kitchen features; Other appliances
• Bedrooms: Two main-level bedrooms; Other bedroom features
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; Master bath with other features
• Heating & cooling: Central air conditioning; Wall heating units
• Interior features: Aluminum-framed windows; No common walls; Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.8% in Royston — 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 58/100 on livability (#421 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B+; Watch: amenities F, commute F, employment F.
• Franklin County (rural): math 38% / reading 35% proficiency, ranked #61 of 174 in GA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Franklin County Middle School (math 32% / reading 35%, grade F, #206 of 470 statewide, top 45%, 826 students, 60% FRL); Franklin County High School (math 34% / reading 34%, grade F, #93 of 424 statewide, top 23%, 1,048 students, 49% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 96 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 163 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $16k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1930 — 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: 1.56% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.85%
• DSCR: 2.19
• GRM: 5.4

CMA / ARV

• ARV (median comp): $142,280
• List price: $79,000
• Delta: -44.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Jordan St	0.07mi	3/1.0 (+1)	960 (+9%)	8mo	$180,000	$188	70
49 Carroll St	0.30mi	2/1.0	905 (+3%)	18mo	$128,000	$141	66
310 Bermuda St	0.15mi	2/1.0	760 (-14%)	11mo	$106,250	$140	61
45 Ray St	0.41mi	3/1.5 (+1)	876 (-0%)	16mo	$165,900	$189	60
160 Jordan St	0.05mi	3/1.0 (+1)	1,000 (+14%)	13mo	$189,000	$189	59
238 Phillips St	0.58mi	2/1.0	866 (-2%)	15mo	$205,000	$237	58
560 Jordan St	0.40mi	3/2.0 (+1)	952 (+8%)	15mo	$120,000	$126	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: 44.6%
• Equity multiple: 4.37×
• Total profit: $74,521
• Equity at exit: $71,169

10-year hold

• IRR: 38.6%
• Equity multiple: 9.80×
• Total profit: $194,619
• Equity at exit: $153,480

Cash invested: $22,120 (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 30662

• Home prices YoY: 17.9%
• Active inventory: 96
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $495

Break-even live

Break-even rent $604

Max offer price $79,000

Occupancy floor 55%

Sensitivity live

Price	-10% $540	-5% $517	+0% $495	+5% $473	+10% $450
Rent	-10% $398	-5% $446	+0% $495	+5% $543	+10% $592
Rate	-1.0pp $535	-0.5pp $515	base $495	+0.5pp $474	+1.0pp $454

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Carlton St Unit 145 Royston, GA	2.0	1.5	1000	$1,200	$1.20	14d	1	0.22mi
189 Mason St Unit 3 Royston, GA	2.0	2.0	726	$1,175	$1.62	45d	1	0.27mi
57 Shady Cir Royston, GA	2.0	2.0	820	$1,195	$1.46	14d	1	0.81mi

Listing history 32 events

1. 2026-06-21
   days on market $79,000 Active 45 DOM
2. 2026-06-19
   days on market $79,000 Active 43 DOM
3. 2026-06-18
   days on market $79,000 Active 42 DOM
4. 2026-06-17
   days on market $79,000 Active 41 DOM
5. 2026-06-16
   days on market $79,000 Active 40 DOM
6. 2026-06-15
   days on market $79,000 Active 39 DOM
7. 2026-06-14
   days on market $79,000 Active 37 DOM
8. 2026-06-12
   days on market $79,000 Active 36 DOM
9. 2026-06-09
   days on market $79,000 Active 33 DOM
10. 2026-06-08
    days on market $79,000 Active 32 DOM
11. 2026-06-07
    days on market $79,000 Active 31 DOM
12. 2026-06-07
    days on market $79,000 Active 30 DOM
13. 2026-06-03
    days on market $79,000 Active 27 DOM
14. 2026-06-02
    days on market $79,000 Active 26 DOM
15. 2026-06-01
    days on market $79,000 Active 25 DOM
16. 2026-05-31
    days on market $79,000 Active 24 DOM
17. 2026-05-31
    days on market $79,000 Active 23 DOM
18. 2026-05-07
    listed $95,000 Active 440-char remark

    Show marketing remark (440 chars)

    This cozy 2-bedroom, 1-bath property features fresh interior paint and brand-new flooring throughout,. With convenient in-town location, this home is perfect for first-time buyers, or investors looking for a move-in ready opportunity. The seller has recently completed several major improvements, including: Brand new roof New flooring throughout the home All windows have been replaced with new windows New kitchen cabinets installed

19. 2026-05-07
    listed $95,000 New 440-char remark

    Show marketing remark (440 chars)

    This cozy 2-bedroom, 1-bath property features fresh interior paint and brand-new flooring throughout,. With convenient in-town location, this home is perfect for first-time buyers, or investors looking for a move-in ready opportunity. The seller has recently completed several major improvements, including: Brand new roof New flooring throughout the home All windows have been replaced with new windows New kitchen cabinets installed

20. 2026-03-17
    historical
21. 2026-02-25
    status Pending
22. 2026-02-16
    historical Active Under Contract
23. 2026-02-16
    historical Active Under Contract
24. 2026-02-15
    historical
25. 2026-01-31
    historical
26. 2026-01-06
    price $79,000
27. 2026-01-06
    price $79,000
28. 2025-11-24
    price $99,000
29. 2025-11-21
    listed $135,000 Active
30. 2025-11-20
    historical
31. 2025-11-18
    listed $79,000 New
32. 2025-11-18
    listed $99,000 New

ⓘ 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: $360 · $30/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$367/yr (+$31/mo · 101.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,766
• − Mortgage interest: −$4,425
• − Property taxes: −$360
• − Insurance: −$395
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$2,298
• Taxable income: $4,925
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $4,757/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: Franklin County
• NCES district ID: 1302250
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $35,985
• Composite: 30.28/100
• National rank: #6281
• State rank: #61 of 174 in GA

Livability — Royston

• Score: 58/100
• State rank: #421
• US rank: #20753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royston, GA
• County: Franklin County · 7,950 people
• City population: 7,950
• Metro: Athens-Clarke County, GA
• Population (ZIP): 7,950
• Household income: $53,487
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 72.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,625 people
• By 2030: 22,725 · +0.4%
• By 2040: 22,806 · +0.8%
• By 2050: 22,713 · +0.4%
• By 2075: 22,514 · -0.5%
• By 2100: 20,768 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 5% Hispanic / Latino 4% Asian 4%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 6% · Vietnam, Canada
• Languages at home: 91% English-only · Vietnamese 4% Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+72.6) · D 13.6% · R 86.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -51.5pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.5 2016: R+68.6 2012: R+59.5 2008: R+51.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 62.43%
• Current HPI: 410.693
• Rent YoY: —
• Metro: Athens-Clarke County, GA
• 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

17 events — show timeline

• 2026-05-21 Price Changed $79,000 GAMLS
• 2026-05-21 Price Changed $79,000 FMLS
• 2026-05-07 Listed $95,000 FMLS
• 2026-05-07 Listed $95,000 GAMLS
• 2026-03-17 Listing Removed — GAMLS
• 2026-02-25 Pending — FMLS
• 2026-02-16 Contingent — GAMLS
• 2026-02-16 Contingent — FMLS
• 2026-02-15 Listing Removed — FMLS
• 2026-01-31 Listing Removed — GAMLS
• 2026-01-06 Price Changed $79,000 GAMLS
• 2026-01-06 Price Changed $79,000 FMLS
• 2025-11-24 Price Changed $99,000 FMLS
• 2025-11-21 Listed $135,000 FMLS
• 2025-11-20 Coming Soon — FMLS
• 2025-11-18 Listed $99,000 GAMLS
• 2025-11-18 Listed $79,000 GAMLS

Property tax history

+15.8%/yr

Latest (2025): $360 · +0.7% YoY. Source: county tax records.