1061 Porter Dr · Elberton, GA 30635

$100,000

3 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 211 Days on market

Built 1982 6,098 sqft lot $49/sqft · 63% below area Est $142k · 29% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

AS-IS investor special! This sturdy all-brick 3 bedroom, 1 bath ranch home is located in a quiet neighborhood and offers excellent potential with space to reconvert a former second bathroom currently used as a closet. The home features central heating (no central A/C) and a solid structure, making it ideal for a remodel or rental investment. Enjoy a private backyard, perfect for future outdoor improvements. With great bones and priced to sell, this is an outstanding opportunity to add value and make it your own.

Key facts

• Private backyard
• Solid structure
• 6,098 sq ft lot

Tags

• PRIVATE BACKYARD
• SOLID STRUCTURE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 3.6% in Elberton — 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 60/100 on livability (#375 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools F, crime F, amenities F.
• Elbert County (rural): math 26% / reading 25% proficiency, ranked #124 of 174 in GA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 183 active listings in the ZIP; 77 units permitted in Elbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Elbert County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($88k) 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.40% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.13%
• DSCR: 1.98
• GRM: 6.0

CMA / ARV

• ARV (median comp): $141,607
• List price: $100,000
• Delta: -29.38%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 40.8%
• Equity multiple: 4.12×
• Total profit: $87,313
• Equity at exit: $90,088

10-year hold

• IRR: 35.2%
• Equity multiple: 9.26×
• Total profit: $231,174
• Equity at exit: $194,278

Cash invested: $28,000 (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 30635

• Home prices YoY: 4.1%
• Active inventory: 183
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$24 /mo · $285/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $516

Break-even live

Break-even rent $747

Max offer price $100,000

Occupancy floor 58%

Sensitivity live

Price	-10% $573	-5% $545	+0% $516	+5% $488	+10% $460
Rent	-10% $406	-5% $461	+0% $516	+5% $572	+10% $627
Rate	-1.0pp $567	-0.5pp $542	base $516	+0.5pp $491	+1.0pp $464

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $100,000 Active 211 DOM
2. 2026-06-18
   days on market $100,000 Active 210 DOM
3. 2026-06-17
   days on market $100,000 Active 209 DOM
4. 2026-06-16
   days on market $100,000 Active 208 DOM
5. 2026-06-15
   days on market $100,000 Active 207 DOM
6. 2026-06-14
   days on market $100,000 Active 205 DOM
7. 2026-06-13
   days on market $100,000 Active 204 DOM
8. 2026-06-10
   days on market $100,000 Active 202 DOM
9. 2026-06-09
   days on market $100,000 Active 201 DOM
10. 2026-06-08
    days on market $100,000 Active 200 DOM
11. 2026-06-07
    days on market $100,000 Active 199 DOM
12. 2026-06-02
    days on market $100,000 Active 194 DOM
13. 2026-06-01
    days on market $100,000 Active 193 DOM
14. 2026-05-31
    days on market $100,000 Active 192 DOM
15. 2026-05-30
    days on market $100,000 Active 191 DOM
16. 2025-11-20
    listed $100,000 New 518-char remark

    Show marketing remark (518 chars)

    AS-IS investor special! This sturdy all-brick 3 bedroom, 1 bath ranch home is located in a quiet neighborhood and offers excellent potential with space to reconvert a former second bathroom currently used as a closet. The home features central heating (no central A/C) and a solid structure, making it ideal for a remodel or rental investment. Enjoy a private backyard, perfect for future outdoor improvements. With great bones and priced to sell, this is an outstanding opportunity to add value and make it your own.

17. 2025-11-20
    listed $100,000 Active 518-char remark

    Show marketing remark (518 chars)

    AS-IS investor special! This sturdy all-brick 3 bedroom, 1 bath ranch home is located in a quiet neighborhood and offers excellent potential with space to reconvert a former second bathroom currently used as a closet. The home features central heating (no central A/C) and a solid structure, making it ideal for a remodel or rental investment. Enjoy a private backyard, perfect for future outdoor improvements. With great bones and priced to sell, this is an outstanding opportunity to add value and make it your own.

ⓘ 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: $285 · $24/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$635/yr (+$53/mo · 223.2%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,803
• − Mortgage interest: −$5,602
• − Property taxes: −$285
• − Insurance: −$500
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,909
• Taxable income: $4,819
• Est. tax owed @ 24.0%: −$1,157
• After-tax cash flow: $5,040/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: Elbert County
• NCES district ID: 1302010
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $34,498
• Composite: 21.0/100
• National rank: #8458
• State rank: #124 of 174 in GA

Livability — Elberton

• Score: 60/100
• State rank: #375
• US rank: #19001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,107

Population outlook (Elbert County) Hauer SSP2

• Today (2025): 17,648 people
• By 2030: 16,675 · -5.5%
• By 2040: 14,631 · -17.1%
• By 2050: 12,632 · -28.4%
• By 2075: 8,704 · -50.7%
• By 2100: 5,958 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Black 29% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Elbert

• 2024 margin: Solid R (+43.4) · D 28.2% · R 71.5%
• 2008→2024 swing: -25.3pp toward R · 2008: -18.1pp · 2024: -43.4pp
• All cycles: 2024: R+43.4 2020: R+36.5 2016: R+34.9 2012: R+20.6 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.03%
• Current HPI: 332.46
• 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

• 2025-11-20 Listed $100,000 FMLS
• 2025-11-20 Listed $100,000 GAMLS

Property tax history

+0.3%/yr

Latest (2025): $285 · +0.4% YoY. Source: county tax records.