109 Elm St · Hagan, GA 30417

$158,900

3 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 39 Days on market

Built 1972 0.34 ac lot $121/sqft · 33% below area Est $238k · 33% under

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Why this score? — see what drove the C 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Newly remodeled and move-in ready! This mostly brick home sits on a fully fenced . 34-acre lot on a quiet, low-traffic street with city water and city sewer. Recent updates include a new roof, new flooring, fresh interior paint, new kitchen cabinets, new bathroom vanities, a new water heater, and new kitchen appliances. The enclosed garage provides a great bonus room that could be used as a second living area, office, playroom, or flex space. This home may be eligible for 0% down USDA financing, making it a great option for qualified buyers looking to purchase with little to no down payment. Buyers should confirm property and borrower eligibility with their lender. USDA’s Single Famil

Key facts

• New flooring
• New kitchen cabinets
• Fresh interior paint

Tags

• FULLY FENCED LOT
• NEW ROOF
• NEW FLOORING
• FRESH INTERIOR PAINT
• NEW KITCHEN CABINETS
• NEW BATHROOM VANITIES

Property features AI

Exterior

• Utilities: Private well water; Public sewer; Underground utilities
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Underground utilities; Subdivision: Groveland Heights; Directions available

Interior

• Kitchen: Microwave; Refrigerator; Self-cleaning oven
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric water heater; Microwave; Refrigerator; Self-cleaning oven
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (5.6% below list).
• Recommended offer: $150k (5.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#223 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.
• Evans County (rural): math 13% / reading 19% proficiency, ranked #153 of 174 in GA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 64 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 26 units permitted in Evans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Evans County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 10493% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; list at $159k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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.

Recommended offer $150,000 (5.6% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 0.94% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (median comp): $238,100
• List price: $158,900
• Delta: -33.26%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Deloach Mill Rd	0.05mi	3/2.0	1,344 (+3%)	18mo	$129,000	$96	74

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-13,018
• Equity at exit: $23,693

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $4,926
• Equity at exit: $13,739

Cash invested: $44,492 (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 30417

• Home prices YoY: -11.3%
• Active inventory: 64
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$833
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $201

Break-even live

Break-even rent $1,246

Max offer price $158,900

Occupancy floor 82%

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4151 U.S. 280 Claxton, GA	3.0	2.0	1300	$1,500	$1.15	44d	1	1.20mi

Listing history 8 events

1. 2026-06-02
   days on market $158,900 Active 39 DOM
2. 2026-06-01
   days on market $158,900 Active 38 DOM
3. 2026-05-31
   days on market $158,900 Active 37 DOM
4. 2026-05-30
   days on market $158,900 Active 36 DOM
5. 2026-05-11
   price $163,900 1159-char remark
6. 2026-04-24
   listed $168,900 Active 1159-char remark
7. 2025-09-23
   soldstatus $60,000
8. 1992-10-19
   soldstatus $22,500

ⓘ 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: $1,018 · $85/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$443/yr (+$37/mo · 43.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$8,901
• − Property taxes: −$1,018
• − Insurance: −$794
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,623
• Taxable loss: −$216
• Est. tax savings @ 24.0%: +$52
• After-tax cash flow: $2,459/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: Evans County
• NCES district ID: 1302070
• Math proficiency: 13% ▼ -16.00%
• Reading proficiency: 19% ▼ -10.00%
• Median HH income: $38,397
• Composite: 13.47/100
• National rank: #9520
• State rank: #153 of 174 in GA

Livability — Hagan

• Score: 65/100
• State rank: #223
• US rank: #13161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hagan, GA
• City population: 135
• Population (ZIP): 11,167

Population outlook (Evans County) Hauer SSP2

• Today (2025): 10,146 people
• By 2030: 9,833 · -3.1%
• By 2040: 9,202 · -9.3%
• By 2050: 8,554 · -15.7%
• By 2075: 7,123 · -29.8%
• By 2100: 5,471 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 26% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 12%

Political lean MEDSL · Evans

• 2024 margin: Solid R (+42.3) · D 28.6% · R 71.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -28.2pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+36.8 2016: R+35.4 2012: R+28.1 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.98%
• Current HPI: 188.6367
• 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

-93.3% since first listed

7 events — show timeline

• 2026-06-05 Listed for Rent $1,500 APPFOLIO
• 2026-06-02 Listing Removed — Hive MLS
• 2026-05-22 Price Changed $158,900 Hive MLS
• 2026-05-11 Price Changed $163,900 Hive MLS
• 2026-04-24 Listed $168,900 Hive MLS
• 2025-09-23 Sold (Public Records) $60,000 Public Records
• 1992-10-19 Sold (Public Records) $22,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,018 · +6.2% YoY. Source: county tax records.