201 Sterling St · Wrens, GA 30833

$40,000

2 bd · 1.0 ba · 644 sqft · SingleFamily public records · 27 Days on market

Built 1959

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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
• Appreciation +5.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

This quaint quiet country bungalow fixer upper home is discrete, cozy, nestled in a beautiful quiet neighborhood, great location and is the perfect starter investment property for custom home or small development!

Key facts

• Built 1959
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($819 rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#434 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Jefferson County (rural): math 10% / reading 15% proficiency, ranked #166 of 174 in GA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wrens Elementary School (math 16% / reading 19%, grade F, #931 of 1,228 statewide, top 76%, 430 students, 100% FRL); Jefferson County Middle School (math 7% / reading 17%, grade F, #417 of 470 statewide, top 90%, 458 students, 100% FRL); Jefferson County High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 631 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 28 active listings in the ZIP; 10 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $609 of equity ($277 loan paydown + $332 appreciation (0.8% local appreciation)).
• Jefferson County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% 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 27 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

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

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 2.05% ✓
• Cap rate: 18.50%
• Cash-on-cash: 43.58%
• DSCR: 2.94
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.9%
• Equity multiple: 3.35×
• Total profit: $26,316
• Equity at exit: $13,303

10-year hold

• IRR: 47.9%
• Equity multiple: 6.66×
• Total profit: $63,343
• Equity at exit: $17,410

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 30833

• Home prices YoY: 0.5%
• Active inventory: 28
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $819 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$14 /mo · $169/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $407

Break-even live

Break-even rent $304

Max offer price $40,000

Occupancy floor 45%

Sensitivity live

Price	-10% $429	-5% $418	+0% $407	+5% $395	+10% $384
Rent	-10% $342	-5% $374	+0% $407	+5% $439	+10% $472
Rate	-1.0pp $427	-0.5pp $417	base $407	+0.5pp $396	+1.0pp $386

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 19 events

1. 2026-06-22
   days on market $40,000 Active 27 DOM
2. 2026-06-21
   days on market $40,000 Active 26 DOM
3. 2026-06-21
   days on market $40,000 Active 25 DOM
4. 2026-06-18
   days on market $40,000 Active 23 DOM
5. 2026-06-17
   days on market $40,000 Active 22 DOM
6. 2026-06-16
   days on market $40,000 Active 21 DOM
7. 2026-06-15
   days on market $40,000 Active 20 DOM
8. 2026-06-13
   days on market $40,000 Active 18 DOM
9. 2026-06-12
   days on market $40,000 Active 17 DOM
10. 2026-06-09
    days on market $40,000 Active 14 DOM
11. 2026-06-08
    days on market $40,000 Active 13 DOM
12. 2026-06-07
    days on market $40,000 Active 12 DOM
13. 2026-06-07
    days on market $40,000 Active 11 DOM
14. 2026-06-04
    days on market $40,000 Active 8 DOM
15. 2026-06-02
    days on market $40,000 Active 7 DOM
16. 2026-06-01
    days on market $40,000 Active 6 DOM
17. 2026-05-31
    days on market $40,000 Active 5 DOM
18. 2026-05-31
    days on market $40,000 Active 4 DOM
19. 2026-05-26
    listed $40,000 Active

ⓘ 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: $169 · $14/mo
• Projected year-2 tax: $368 · $31/mo
• Expected delta: +$199/yr (+$17/mo · 118.4%)

ⓘ 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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,832
• − Mortgage interest: −$2,241
• − Property taxes: −$169
• − Insurance: −$200
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$1,164
• Taxable income: $4,486
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $3,805/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: Jefferson County
• NCES district ID: 1303060
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 15% ▼ -8.00%
• Median HH income: $28,884
• Composite: 9.66/100
• National rank: #9837
• State rank: #166 of 174 in GA

Livability — Wrens

• Score: 58/100
• State rank: #434
• US rank: #21066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wrens, GA
• Population (ZIP): 4,150

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 14,362 people
• By 2030: 13,415 · -6.6%
• By 2040: 11,559 · -19.5%
• By 2050: 9,949 · -30.7%
• By 2075: 7,040 · -51.0%
• By 2100: 5,145 · -64.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 51% White 41% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Estonian 5% Romanian 4% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Jefferson

• 2024 margin: Toss-up / Even · D 49.2% · R 50.5%
• 2008→2024 swing: -16.3pp toward R · 2008: 15.0pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: D+6.8 2016: D+10.8 2012: D+17.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.83%
• Current HPI: 172.6754
• 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

1 event — show timeline

• 2026-05-26 Listed $40,000 FSBO.com

Property tax history

-0.0%/yr

Latest (2025): $169 · +108.6% YoY. Source: county tax records.