211 Wells St · Swainsboro, GA 30401

$168,000

3 bd · 1.5 ba · 1,715 sqft · SingleFamily public records · 309 Days on market

Built 1970 0.42 ac lot $98/sqft · 26% below area Est $228k · 26% 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
• Cash flow +11.1/30.0
• DSCR +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this beautiful home on the edge of town in a low traffic area! House features a metal roof, spacious open yard, road access from front or rear of property, and so much more. You will be only a few minutes drive from shopping, medical offices, restaurants and much more! This one wont last long.

Key facts

• Metal roof
• Spacious open yard
• 0.42 acre lot

Tags

• METAL ROOF
• SPACIOUS OPEN YARD
• ROAD ACCESS FROM FRONT OR REAR

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-68 ($-822/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (27.4% below list).
• Recommended offer: $122k (27.4% below list) — sets the bar for 1% rule.

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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago 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.
• Current owner paid $20k; list at $168k implies a 740% 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,890 (27.4% 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 309 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 11.5

CMA / ARV

• ARV (median comp): $228,116
• List price: $168,000
• Delta: -26.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 New Turner Dr	0.07mi	3/2.0	1,562 (-9%)	13mo	$225,000	$144	69
219 Loblolly Dr	0.41mi	3/2.0	1,606 (-6%)	8mo	$205,000	$128	62
161 Ponderosa Dr	0.35mi	3/2.5	1,692 (-1%)	21mo	$230,000	$136	60
117 Canterbury Ln	0.53mi	3/2.0	1,685 (-2%)	16mo	$223,000	$132	58
423 William Rountree St	0.64mi	3/2.0	1,556 (-9%)	0mo	$65,000	$42	52
6 Timber Trl	0.68mi	3/2.0	1,750 (+2%)	16mo	$248,000	$142	50
6 Timber Trl	0.68mi	3/2.0	1,750 (+2%)	16mo	$248,000	$142	50
1179 Paris Ave Lot 16	0.50mi	3/2.0	1,601 (-7%)	17mo	$275,000	$172	49
1064 Paris Ave	0.66mi	3/2.0	1,716 (+0%)	22mo	$340,000	$198	49
169 Ponderosa Dr	0.37mi	3/2.0	1,912 (+12%)	18mo	$249,900	$131	46
1107 Paris Ave	0.58mi	3/2.0	1,607 (-6%)	18mo	$284,000	$177	45
1159 Paris Ave	0.59mi	4/2.5 (+1)	1,899 (+11%)	10mo	$310,000	$163	37

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-31,645
• Equity at exit: $25,049

10-year hold

• IRR: -12.0%
• Equity multiple: 0.29×
• Total profit: $-33,419
• Equity at exit: $14,526

Cash invested: $47,040 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-68

Break-even live

Break-even rent $1,306

Max offer price $155,906

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-21	+0% $-68	+5% $-116	+10% $-164
Rent	-10% $-165	-5% $-117	+0% $-68	+5% $-20	+10% $28
Rate	-1.0pp $16	-0.5pp $-26	base $-68	+0.5pp $-112	+1.0pp $-156

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $168,000 Active 309 DOM
2. 2026-06-18
   days on market $168,000 Active 308 DOM
3. 2026-06-17
   days on market $168,000 Active 307 DOM
4. 2026-06-16
   days on market $168,000 Active 306 DOM
5. 2026-06-15
   days on market $168,000 Active 305 DOM
6. 2026-06-14
   days on market $168,000 Active 303 DOM
7. 2026-06-12
   days on market $168,000 Active 302 DOM
8. 2026-06-09
   days on market $168,000 Active 299 DOM
9. 2026-06-08
   days on market $168,000 Active 298 DOM
10. 2026-06-07
    days on market $168,000 Active 297 DOM
11. 2026-06-04
    days on market $168,000 Active 293 DOM
12. 2026-06-02
    days on market $168,000 Active 292 DOM
13. 2026-06-01
    days on market $168,000 Active 291 DOM
14. 2026-05-31
    days on market $168,000 Active 290 DOM
15. 2026-05-31
    days on market $168,000 Active 289 DOM
16. 2025-08-14
    listed $168,000 New 309-char remark

    Show marketing remark (309 chars)

    Take a look at this beautiful home on the edge of town in a low traffic area! House features a metal roof, spacious open yard, road access from front or rear of property, and so much more. You will be only a few minutes drive from shopping, medical offices, restaurants and much more! This one wont last long.

17. 2017-02-17
    soldstatus $20,000 223-char remark

    Show marketing remark (223 chars)

    3 Bedroom, 1.5 bath home conveniently located close to town. Large kitchen, living room/family room combo, oversized storage room, nice lot and partially fenced. Guest bathroom has been remodeled. Call to view this home!

18. 2016-10-07
    listed $20,000 223-char remark

    Show marketing remark (223 chars)

    3 Bedroom, 1.5 bath home conveniently located close to town. Large kitchen, living room/family room combo, oversized storage room, nice lot and partially fenced. Guest bathroom has been remodeled. Call to view this home!

ⓘ 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: $965 · $80/mo
• Projected year-2 tax: $1,546 · $129/mo
• Expected delta: +$581/yr (+$48/mo · 60.2%)

ⓘ 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 7/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,627
• − Mortgage interest: −$9,411
• − Property taxes: −$965
• − Insurance: −$840
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$4,887
• Taxable loss: −$3,816
• Est. tax savings @ 24.0%: +$916
• After-tax cash flow: $94/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: 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

• Census place: Swainsboro, GA
• 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

+740.0% since first listed

3 events — show timeline

• 2025-08-14 Listed $168,000 GAMLS
• 2017-02-17 Sold (MLS) $20,000 GAMLS
• 2016-10-07 Listed $20,000 GAMLS

Property tax history

+9.0%/yr

Latest (2025): $965 · +1.4% YoY. Source: county tax records.