3582 Moonmist Rd · Appling, GA 30802

$230,000

5 bd · 2.0 ba · 1,840 sqft · Other public records · 40 Days on market

Built 1998

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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 +14.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

REDUCED ALMOST $15,000!! ~~~~ GET AWAY FROM IT ALL IN T HIS PRIVATE RUSTIC HOME SURROUNDED BY 5.37 ACRES OF TREES AND ONLY MINUTES TO CLARK HILL LAKE. HUGE GREATROOM WITH FIREPLACE, NICE COUNTRY KITCHEN WITH 2 OVENS, COVERED BACK DECK, WORKSHOP & DOUBLE CARPORT. ONLY 20 MINUTES TO EVANS AND GREAT SCHOOLS, TOO!

Key facts

• Double carport
• Covered back deck
• Workshop

Tags

• 5.37 ACRES OF TREES
• GREATROOM WITH FIREPLACE
• COUNTRY KITCHEN WITH 2 OVENS
• COVERED BACK DECK
• WORKSHOP
• DOUBLE CARPORT

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $230k.

Deal economics

• At list price, monthly cash flow is $45 ($536/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 $191k (16.8% below list).
• Recommended offer: $191k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 1.1% in Appling — 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 57/100 on livability (#457 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A; Watch: housing D+, amenities F, commute F.
• Columbia County (suburban): math 49% / reading 52% proficiency, ranked #13 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 156 active listings in the ZIP; 1,213 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Columbia County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $100k; list at $230k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 47% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,455 (16.8% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.83% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.99×
• Total profit: $128,065
• Equity at exit: $207,202

10-year hold

• IRR: 22.0%
• Equity multiple: 6.82×
• Total profit: $374,801
• Equity at exit: $446,839

Cash invested: $64,400 (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 30802

• Home prices YoY: 4.8%
• Active inventory: 156
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$166 /mo · $1,990/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $45

Break-even live

Break-even rent $1,858

Max offer price $230,000

Occupancy floor 93%

Sensitivity live

Price	-10% $175	-5% $110	+0% $45	+5% $-20	+10% $-85
Rent	-10% $-107	-5% $-31	+0% $45	+5% $120	+10% $196
Rate	-1.0pp $161	-0.5pp $103	base $45	+0.5pp $-15	+1.0pp $-76

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $230,000 Active 40 DOM
2. 2026-06-18
   days on market $230,000 Active 37 DOM
3. 2026-06-17
   days on market $230,000 Active 36 DOM
4. 2026-06-16
   days on market $230,000 Active 35 DOM
5. 2026-06-15
   days on market $230,000 Active 34 DOM
6. 2026-06-14
   days on market $230,000 Active 32 DOM
7. 2026-06-13
   days on market $230,000 Active 31 DOM
8. 2026-06-10
   days on market $230,000 Active 29 DOM
9. 2026-06-09
   days on market $230,000 Active 28 DOM
10. 2026-06-08
    days on market $230,000 Active 27 DOM
11. 2026-06-07
    days on market $230,000 Active 26 DOM
12. 2026-06-03
    days on market $230,000 Active 22 DOM
13. 2026-06-02
    days on market $230,000 Active 21 DOM
14. 2026-06-01
    days on market $230,000 Active 20 DOM
15. 2026-05-31
    days on market $230,000 Active 19 DOM
16. 2026-05-30
    days on market $230,000 Active 18 DOM
17. 2026-05-12
    listed $230,000 Active 317-char remark
18. 2012-10-23
    soldstatus $100,000
19. 2012-10-12
    soldstatus $100,000 317-char remark

    Show marketing remark (317 chars)

    REDUCED ALMOST $15,000!! ~~~~ GET AWAY FROM IT ALL IN T HIS PRIVATE RUSTIC HOME SURROUNDED BY 5.37 ACRES OF TREES AND ONLY MINUTES TO CLARK HILL LAKE. HUGE GREATROOM WITH FIREPLACE, NICE COUNTRY KITCHEN WITH 2 OVENS, COVERED BACK DECK, WORKSHOP & DOUBLE CARPORT. ONLY 20 MINUTES TO EVANS AND GREAT SCHOOLS, TOO!

20. 2012-10-12
    soldstatus $100,000

    Show marketing remark (317 chars)

    REDUCED ALMOST $15,000!! ~~~~ GET AWAY FROM IT ALL IN T HIS PRIVATE RUSTIC HOME SURROUNDED BY 5.37 ACRES OF TREES AND ONLY MINUTES TO CLARK HILL LAKE. HUGE GREATROOM WITH FIREPLACE, NICE COUNTRY KITCHEN WITH 2 OVENS, COVERED BACK DECK, WORKSHOP & DOUBLE CARPORT. ONLY 20 MINUTES TO EVANS AND GREAT SCHOOLS, TOO!

21. 2012-05-01
    listed $115,000 317-char remark

    Show marketing remark (317 chars)

    REDUCED ALMOST $15,000!! ~~~~ GET AWAY FROM IT ALL IN T HIS PRIVATE RUSTIC HOME SURROUNDED BY 5.37 ACRES OF TREES AND ONLY MINUTES TO CLARK HILL LAKE. HUGE GREATROOM WITH FIREPLACE, NICE COUNTRY KITCHEN WITH 2 OVENS, COVERED BACK DECK, WORKSHOP & DOUBLE CARPORT. ONLY 20 MINUTES TO EVANS AND GREAT SCHOOLS, TOO!

22. 2012-05-01
    listed $115,000

    Show marketing remark (317 chars)

    REDUCED ALMOST $15,000!! ~~~~ GET AWAY FROM IT ALL IN T HIS PRIVATE RUSTIC HOME SURROUNDED BY 5.37 ACRES OF TREES AND ONLY MINUTES TO CLARK HILL LAKE. HUGE GREATROOM WITH FIREPLACE, NICE COUNTRY KITCHEN WITH 2 OVENS, COVERED BACK DECK, WORKSHOP & DOUBLE CARPORT. ONLY 20 MINUTES TO EVANS AND GREAT SCHOOLS, TOO!

23. 1995-04-17
    soldstatus $34,000

ⓘ 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: $1,990 · $166/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$126/yr (+$11/mo · 6.3%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% 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: $22,975
• − Mortgage interest: −$12,884
• − Property taxes: −$1,990
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$6,691
• Taxable loss: −$3,416
• Est. tax savings @ 24.0%: +$820
• After-tax cash flow: $1,356/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: Columbia County
• NCES district ID: 1301410
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $69,358
• Composite: 45.04/100
• National rank: #2695
• State rank: #13 of 174 in GA

Livability — Appling

• Score: 57/100
• State rank: #457
• US rank: #21719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,375

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 189,073 people
• By 2030: 212,277 · +12.3%
• By 2040: 259,480 · +37.2%
• By 2050: 306,991 · +62.4%
• By 2075: 421,213 · +122.8%
• By 2100: 496,722 · +162.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 17% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Columbia

• 2024 margin: Strong R (+25.6) · D 36.8% · R 62.5%
• 2008→2024 swing: +17.0pp toward D · 2008: -42.7pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.8 2016: R+37.7 2012: R+43.0 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.67%
• Current HPI: 339.0061
• 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

+576.5% since first listed

7 events — show timeline

• 2026-05-12 Listed $230,000 FSBO.com
• 2012-10-23 Sold (Public Records) $100,000 Public Records
• 2012-10-12 Sold (MLS) $100,000 Hive MLS
• 2012-10-12 Sold (MLS) $100,000 Hive MLS
• 2012-05-01 Listed $115,000 Hive MLS
• 2012-05-01 Listed $115,000 Hive MLS
• 1995-04-17 Sold (Public Records) $34,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,990 · +15.2% YoY. Source: county tax records.