706 E Hwy 80 · Swainsboro, GA 30401

$40,000

3 bd · 2.0 ba · 1,550 sqft · SingleFamily · 15 Days on market

Built 1981 Poor condition 0.57 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
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is sold AS IS Seller is willing to sell all properties individually or as a portfolio. No rent rolls, written lease agreements or property history is available.

Key facts

• 0.57 acre lot
• Parking
• Built 1981

Property features AI

Exterior

• Parking: Off-street parking; Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story; No shared/common walls
• Construction: Brick construction
• Exterior features: Front porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric water heater; Laundry room
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.9% vs local median 5.2% in Swainsboro — 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 (#450 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Emanuel County (town): math 27% / reading 30% proficiency, ranked #110 of 174 in GA (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP; 76 units permitted in Emanuel County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Emanuel County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($39k) 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.

Recommended offer $39,400 (1.5% below list)

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. Crime grade is D 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?
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: 2.94% ✓
• Cap rate: 25.87%
• Cash-on-cash: 69.94%
• DSCR: 4.11
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $156,550
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Morningside Dr	0.63mi	3/1.5	1,516 (-2%)	9mo	$190,000	$125	57
846 Prosperity Dr	0.46mi	4/2.0 (+1)	1,604 (+4%)	13mo	$135,000	$84	57
167 Fortune Loop Rd	0.64mi	4/1.5 (+1)	1,482 (-4%)	2mo	$149,900	$101	54

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

Projected returns pro-forma

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

5-year hold

• IRR: 69.5%
• Equity multiple: 4.13×
• Total profit: $35,109
• Equity at exit: $5,964

10-year hold

• IRR: 73.5%
• Equity multiple: 8.52×
• Total profit: $84,176
• Equity at exit: $3,458

Cash invested: $11,200 (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 30401

• Home prices YoY: -11.8%
• Active inventory: 81
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $653

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 40%

Sensitivity live

Price	-10% $680	-5% $667	+0% $653	+5% $639	+10% $625
Rent	-10% $560	-5% $606	+0% $653	+5% $699	+10% $746
Rate	-1.0pp $673	-0.5pp $663	base $653	+0.5pp $642	+1.0pp $632

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $40,000 Active 15 DOM
2. 2026-06-18
   days on market $40,000 Active 14 DOM
3. 2026-06-17
   days on market $40,000 Active 13 DOM
4. 2026-06-16
   days on market $40,000 Active 12 DOM
5. 2026-06-15
   days on market $40,000 Active 11 DOM
6. 2026-06-14
   days on market $40,000 Active 9 DOM
7. 2026-06-12
   days on market $40,000 Active 8 DOM
8. 2026-06-09
   days on market $40,000 Active 5 DOM
9. 2026-06-08
   days on market $40,000 Active 4 DOM
10. 2026-06-07
    remarks 169-char remark
11. 2026-06-07
    listed $40,000 Active 3 DOM

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

Taxation est. · year 1

• Rental income: $14,114
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$1,164
• Taxable income: $7,651
• Est. tax owed @ 24.0%: −$1,836
• After-tax cash flow: $5,996/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 · 3 photos

Poor 20/100 Extensive rehab

The home requires extensive repairs and maintenance, including a major repair of the roof and exterior siding, as well as landscaping. These repairs will significantly increase its resale and rental value.

Repairs flagged

• Major roof — Damaged roof with visible damage
• Major exterior siding — Damaged and weathered exterior siding
• Major landscaping — Overgrown lawn and unkempt appearance

Value-add opportunities

• Both repair roof — Fixing the roof will improve the home's appearance and safety
• Both repair exterior siding — Repairing the siding will improve the home's appearance and curb appeal
• Both landscape — A well-maintained landscape will improve the home's curb appeal and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Damaged roof with visible damage	Major	$15,000–50,000
exterior siding · Damaged and weathered exterior siding	Major	$15,000–50,000
landscaping · Overgrown lawn and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair roof — Fixing the roof will improve the home's appearance and safety ↑
• Both repair exterior siding — Repairing the siding will improve the home's appearance and curb appeal ↑
• Both landscape — A well-maintained landscape will improve the home's curb appeal and increase its value ↑

ⓘ 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: Emanuel County
• NCES district ID: 1302040
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $31,771
• Composite: 23.21/100
• National rank: #7941
• State rank: #110 of 174 in GA

Livability — Swainsboro

• Score: 58/100
• State rank: #450
• US rank: #21414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 14,232
• Population (ZIP): 14,232

Population outlook (Emanuel County) Hauer SSP2

• Today (2025): 22,093 people
• By 2030: 21,595 · -2.3%
• By 2040: 20,343 · -7.9%
• By 2050: 18,759 · -15.1%
• By 2075: 14,327 · -35.2%
• By 2100: 8,496 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 39% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Emanuel

• 2024 margin: Solid R (+44.1) · D 27.8% · R 71.9%
• 2008→2024 swing: -19.4pp toward R · 2008: -24.8pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+38.6 2016: R+37.0 2012: R+26.9 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.97%
• Current HPI: 209.5498
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $40,000 HABR
• 2026-06-04 Listed $40,000 Hive MLS