562 Highland Ave · Summerville, GA 30747

$130,000

3 bd · 1.0 ba · 870 sqft · Other public records · 183 Days on market

Built 1977 7,405 sqft lot $149/sqft · 8% below area Est $141k · 8% 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).

• Cash flow +11.9/30.0
• ARV discount +11.1/15.0
• DSCR +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated 3-bedroom, 1-bathroom perfectly appointed bungalow conveniently located to everything Summerville has to offer. This charming home offers 870 square feet of thoughtfully updated living space by combining modern updates with classic appeal. This cozy yet functional home has been recently refreshed with modern upgrades throughout, making it move-in ready. The newly replaced sub-roof with durable 30-year+ asphalt shingles and maintenance-free vinyl siding enhances curb appeal, provides peace of mind for years to come while keeping upkeep costs low. The home features all new drywall, paint and luxury vinyl flooring throughout, creating a clean and updated interior, along with newer windows that bring in abundant natural light and improve energy efficiency. The renovated kitchen has all new cabinetry and countertops offering a fresh, modern feel and serves as the heart of the home-perfect for everyday living and entertaining. Each of the three bedrooms is well-proportioned, providing flexibility for family living, guests, or a home office. The updated bathroom complements the home's clean, contemporary finishes. Ideal for first-time buyers, downsizers, or investors; this charming bungalow combines modern updates with efficient use of space. Don't miss the opportunity to own a fully-up-to-date home with timeless appeal.

Key facts

• New drywall
• Renovated bungalow
• Updated living space

Tags

• RENOVATED BUNGALOW
• UPDATED LIVING SPACE
• NEWLY REPLACED SUB-ROOF
• HVAC WITH WARRANTY
• MAINTENANCE FREE VINYL SIDING
• NEW DRYWALL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $-34 ($-406/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (28.2% below list).
• Recommended offer: $93k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.6% in Summerville — 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 (#364 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: schools F, amenities F, commute F.
• Chattooga County (rural): math 18% / reading 26% proficiency, ranked #140 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 110 active listings in the ZIP; 2 units permitted in Chattooga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Chattooga County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $130k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,360 (28.2% 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 183 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — 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. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 11.6

CMA / ARV

• ARV (median comp): $141,145
• List price: $130,000
• Delta: -7.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-23,282
• Equity at exit: $19,383

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-23,306
• Equity at exit: $11,240

Cash invested: $36,400 (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 30747

• Home prices YoY: -11.0%
• Active inventory: 110
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$35 /mo · $425/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-34

Break-even live

Break-even rent $976

Max offer price $124,029

Occupancy floor 99%

Sensitivity live

Price	-10% $40	-5% $3	+0% $-34	+5% $-71	+10% $-107
Rent	-10% $-108	-5% $-71	+0% $-34	+5% $3	+10% $40
Rate	-1.0pp $32	-0.5pp $-1	base $-34	+0.5pp $-67	+1.0pp $-102

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $130,000 Active 183 DOM
2. 2026-06-18
   days on market $130,000 Active 182 DOM
3. 2026-06-17
   days on market $130,000 Active 181 DOM
4. 2026-06-16
   days on market $130,000 Active 180 DOM
5. 2026-06-15
   days on market $130,000 Active 179 DOM
6. 2026-06-14
   days on market $130,000 Active 177 DOM
7. 2026-06-13
   pricedays on market $130,000 Active 176 DOM
8. 2026-06-10
   days on market $139,900 Active 174 DOM
9. 2026-06-09
   days on market $139,900 Active 173 DOM
10. 2026-06-08
    days on market $139,900 Active 172 DOM
11. 2026-06-07
    days on market $139,900 Active 171 DOM
12. 2026-06-05
    days on market $139,900 Active 168 DOM
13. 2026-06-03
    days on market $139,900 Active 167 DOM
14. 2026-06-02
    days on market $139,900 Active 166 DOM
15. 2026-06-01
    days on market $139,900 Active 165 DOM
16. 2026-05-31
    days on market $139,900 Active 164 DOM
17. 2026-05-30
    days on market $139,900 Active 163 DOM
18. 2026-05-17
    price $139,900 1395-char remark

    Show marketing remark (1427 chars)

    Welcome to this beautifully renovated 3-bedroom, 1-bathroom perfectly appointed bungalow conveniently located to everything Summerville has to offer. This charming home offers 870 square feet of thoughtfully updated living space by combining modern updates with classic appeal. This cozy yet functional home has been recently refreshed with modern upgrades throughout, making it move-in ready. The newly replaced sub-roof with durable 30-year+ asphalt shingles, HVAC with warranty and maintenance free vinyl siding enhances curb appeal, provides peace of mind for years to come while keeping upkeep costs low. The home features all new drywall, paint and luxury vinyl flooring throughout, creating a clean and updated interior, along with newer windows that bring in abundant natural light and improve energy efficiency. The renovated kitchen has all new cabinetry and countertops offering a fresh, modern feel and serves as the heart of the home, perfect for everyday living and entertaining. Each of the three bedrooms is well-proportioned, providing flexibility for family living, guests, or a home office. The updated bathroom complements the home’s clean, contemporary finishes. Ideal for first-time buyers, downsizers, or investors; this charming bungalow combines modern updates with efficient use of space. Don’t miss the opportunity to own a fully-up-to-date home with timeless appeal.

19. 2026-05-17
    price $139,900 1427-char remark

    Show marketing remark (1427 chars)

    Welcome to this beautifully renovated 3-bedroom, 1-bathroom perfectly appointed bungalow conveniently located to everything Summerville has to offer. This charming home offers 870 square feet of thoughtfully updated living space by combining modern updates with classic appeal. This cozy yet functional home has been recently refreshed with modern upgrades throughout, making it move-in ready. The newly replaced sub-roof with durable 30-year+ asphalt shingles, HVAC with warranty and maintenance free vinyl siding enhances curb appeal, provides peace of mind for years to come while keeping upkeep costs low. The home features all new drywall, paint and luxury vinyl flooring throughout, creating a clean and updated interior, along with newer windows that bring in abundant natural light and improve energy efficiency. The renovated kitchen has all new cabinetry and countertops offering a fresh, modern feel and serves as the heart of the home, perfect for everyday living and entertaining. Each of the three bedrooms is well-proportioned, providing flexibility for family living, guests, or a home office. The updated bathroom complements the home’s clean, contemporary finishes. Ideal for first-time buyers, downsizers, or investors; this charming bungalow combines modern updates with efficient use of space. Don’t miss the opportunity to own a fully-up-to-date home with timeless appeal.

20. 2026-04-06
    price $149,900 1395-char remark

    Show marketing remark (1427 chars)

    Welcome to this beautifully renovated 3-bedroom, 1-bathroom perfectly appointed bungalow conveniently located to everything Summerville has to offer. This charming home offers 870 square feet of thoughtfully updated living space by combining modern updates with classic appeal. This cozy yet functional home has been recently refreshed with modern upgrades throughout, making it move-in ready. The newly replaced sub-roof with durable 30-year+ asphalt shingles, HVAC with warranty and maintenance free vinyl siding enhances curb appeal, provides peace of mind for years to come while keeping upkeep costs low. The home features all new drywall, paint and luxury vinyl flooring throughout, creating a clean and updated interior, along with newer windows that bring in abundant natural light and improve energy efficiency. The renovated kitchen has all new cabinetry and countertops offering a fresh, modern feel and serves as the heart of the home, perfect for everyday living and entertaining. Each of the three bedrooms is well-proportioned, providing flexibility for family living, guests, or a home office. The updated bathroom complements the home’s clean, contemporary finishes. Ideal for first-time buyers, downsizers, or investors; this charming bungalow combines modern updates with efficient use of space. Don’t miss the opportunity to own a fully-up-to-date home with timeless appeal.

21. 2026-04-06
    price $149,900 1427-char remark

    Show marketing remark (1427 chars)

    Welcome to this beautifully renovated 3-bedroom, 1-bathroom perfectly appointed bungalow conveniently located to everything Summerville has to offer. This charming home offers 870 square feet of thoughtfully updated living space by combining modern updates with classic appeal. This cozy yet functional home has been recently refreshed with modern upgrades throughout, making it move-in ready. The newly replaced sub-roof with durable 30-year+ asphalt shingles, HVAC with warranty and maintenance free vinyl siding enhances curb appeal, provides peace of mind for years to come while keeping upkeep costs low. The home features all new drywall, paint and luxury vinyl flooring throughout, creating a clean and updated interior, along with newer windows that bring in abundant natural light and improve energy efficiency. The renovated kitchen has all new cabinetry and countertops offering a fresh, modern feel and serves as the heart of the home, perfect for everyday living and entertaining. Each of the three bedrooms is well-proportioned, providing flexibility for family living, guests, or a home office. The updated bathroom complements the home’s clean, contemporary finishes. Ideal for first-time buyers, downsizers, or investors; this charming bungalow combines modern updates with efficient use of space. Don’t miss the opportunity to own a fully-up-to-date home with timeless appeal.

22. 2026-01-22
    soldstatus $68,600
23. 2025-12-18
    listed $160,000 Active 1427-char remark

    Show marketing remark (1427 chars)

    Welcome to this beautifully renovated 3-bedroom, 1-bathroom perfectly appointed bungalow conveniently located to everything Summerville has to offer. This charming home offers 870 square feet of thoughtfully updated living space by combining modern updates with classic appeal. This cozy yet functional home has been recently refreshed with modern upgrades throughout, making it move-in ready. The newly replaced sub-roof with durable 30-year+ asphalt shingles, HVAC with warranty and maintenance free vinyl siding enhances curb appeal, provides peace of mind for years to come while keeping upkeep costs low. The home features all new drywall, paint and luxury vinyl flooring throughout, creating a clean and updated interior, along with newer windows that bring in abundant natural light and improve energy efficiency. The renovated kitchen has all new cabinetry and countertops offering a fresh, modern feel and serves as the heart of the home, perfect for everyday living and entertaining. Each of the three bedrooms is well-proportioned, providing flexibility for family living, guests, or a home office. The updated bathroom complements the home’s clean, contemporary finishes. Ideal for first-time buyers, downsizers, or investors; this charming bungalow combines modern updates with efficient use of space. Don’t miss the opportunity to own a fully-up-to-date home with timeless appeal.

24. 2025-12-16
    listed $160,000 New 1395-char remark

    Show marketing remark (1395 chars)

    Welcome to this beautifully renovated 3-bedroom, 1-bathroom perfectly appointed bungalow conveniently located to everything Summerville has to offer. This charming home offers 870 square feet of thoughtfully updated living space by combining modern updates with classic appeal. This cozy yet functional home has been recently refreshed with modern upgrades throughout, making it move-in ready. The newly replaced sub-roof with durable 30-year+ asphalt shingles and maintenance-free vinyl siding enhances curb appeal, provides peace of mind for years to come while keeping upkeep costs low. The home features all new drywall, paint and luxury vinyl flooring throughout, creating a clean and updated interior, along with newer windows that bring in abundant natural light and improve energy efficiency. The renovated kitchen has all new cabinetry and countertops offering a fresh, modern feel and serves as the heart of the home-perfect for everyday living and entertaining. Each of the three bedrooms is well-proportioned, providing flexibility for family living, guests, or a home office. The updated bathroom complements the home's clean, contemporary finishes. Ideal for first-time buyers, downsizers, or investors; this charming bungalow combines modern updates with efficient use of space. Don't miss the opportunity to own a fully-up-to-date home with timeless appeal.

25. 2025-09-15
    soldstatus $68,600 Sold
26. 2025-09-15
    soldstatus $68,600 Closed
27. 2025-08-27
    status Under Contract
28. 2025-08-27
    status Pending
29. 2025-07-29
    price $69,900
30. 2025-07-29
    price $69,900
31. 2025-07-09
    price $77,000
32. 2025-07-09
    price $77,000
33. 2025-07-04
    price $77,500
34. 2025-07-04
    price $77,500
35. 2025-06-05
    listed $78,000 New
36. 2025-06-05
    listed $78,000 Active
37. 2025-05-30
    historical
38. 2025-05-30
    historical
39. 2025-03-13
    listed $78,000 New
40. 2025-03-13
    listed $78,000 Active
41. 2025-03-11
    historical
42. 2025-03-11
    historical
43. 2025-01-27
    status Active
44. 2025-01-27
    status Back On Market
45. 2025-01-24
    status Under Contract
46. 2025-01-24
    status Pending
47. 2025-01-14
    price $78,000
48. 2025-01-14
    price $78,000
49. 2024-12-12
    listed $80,000 New
50. 2024-12-12
    listed $80,000 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: $425 · $35/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$771/yr (+$64/mo · 181.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $11,203
• − Mortgage interest: −$7,282
• − Property taxes: −$425
• − Insurance: −$650
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$3,782
• Taxable loss: −$2,728
• Est. tax savings @ 24.0%: +$655
• After-tax cash flow: $249/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: Chattooga County
• NCES district ID: 1301080
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $33,123
• Composite: 17.93/100
• National rank: #8996
• State rank: #140 of 174 in GA

Livability — Summerville

• Score: 60/100
• State rank: #364
• US rank: #18649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summerville, GA
• Population (ZIP): 14,720

Population outlook (Chattooga County) Hauer SSP2

• Today (2025): 23,451 people
• By 2030: 22,595 · -3.7%
• By 2040: 20,808 · -11.3%
• By 2050: 19,079 · -18.6%
• By 2075: 15,131 · -35.5%
• By 2100: 10,904 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Chattooga

• 2024 margin: Solid R (+64.2) · D 17.7% · R 81.9%
• 2008→2024 swing: -28.4pp toward R · 2008: -35.8pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+61.8 2016: R+58.8 2012: R+41.3 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.83%
• Current HPI: 249.4655
• 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

+74.9% since first listed

33 events — show timeline

• 2026-05-17 Price Changed $139,900 GAMLS
• 2026-05-17 Price Changed $139,900 FMLS
• 2026-04-06 Price Changed $149,900 GAMLS
• 2026-04-06 Price Changed $149,900 FMLS
• 2026-01-22 Sold (Public Records) $68,600 Public Records
• 2025-12-18 Listed $160,000 FMLS
• 2025-12-16 Listed $160,000 GAMLS
• 2025-09-15 Sold (MLS) $68,600 FMLS
• 2025-09-15 Sold (MLS) $68,600 GAMLS
• 2025-08-27 Pending — GAMLS
• 2025-08-27 Pending — FMLS
• 2025-07-29 Price Changed $69,900 FMLS
• 2025-07-29 Price Changed $69,900 GAMLS
• 2025-07-09 Price Changed $77,000 FMLS
• 2025-07-09 Price Changed $77,000 GAMLS
• 2025-07-04 Price Changed $77,500 FMLS
• 2025-07-04 Price Changed $77,500 GAMLS
• 2025-06-05 Listed $78,000 FMLS
• 2025-06-05 Listed $78,000 GAMLS
• 2025-05-30 Listing Removed — FMLS
• 2025-05-30 Listing Removed — GAMLS
• 2025-03-13 Listed $78,000 FMLS
• 2025-03-13 Listed $78,000 GAMLS
• 2025-03-11 Listing Removed — FMLS
• 2025-03-11 Listing Removed — GAMLS
• 2025-01-27 Relisted — FMLS
• 2025-01-27 Relisted — GAMLS
• 2025-01-24 Pending — GAMLS
• 2025-01-24 Pending — FMLS
• 2025-01-14 Price Changed $78,000 FMLS
• 2025-01-14 Price Changed $78,000 GAMLS
• 2024-12-12 Listed $80,000 FMLS
• 2024-12-12 Listed $80,000 GAMLS

Property tax history

+6.1%/yr

Latest (2025): $425 · -5.5% YoY. Source: county tax records.