2063 Highway 81 · Oxford, GA 30054

$79,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 51 Days on market

Built 1968 3.24 ac lot $59/sqft · 68% below area

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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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3.24 ACRES WITH 94 FT ROAD FRONTAGE IN SOUGHT AFTER TRANQUIL SMALL COUNTRY TOWN; OXFORD, GA - NEWTON COUNTY 2 MINS FROM Oxford College of Emory University . Buy and build, dilapidated structure was a 3/1 home that needs to be cleaned out for rebuilding with and already established address and utility lines. go show and grab this future growth opportunity. you can buikd townhomes or get permit for several houses

Key facts

• Established address
• 3.24 acres
• Road frontage

Tags

• 3.24 ACRES
• ROAD FRONTAGE
• ESTABLISHED ADDRESS
• UTILITY LINES
• FUTURE GROWTH OPPORTUNITY

Property features AI

Finance

• Other: Directions listed as GPS
• Financial info: No financial details listed
• HOA & community: No HOA/community details listed

Exterior

• Parking: Assigned parking for four vehicles
• Security: No security details listed
• Utilities: Public water; Public sewer
• Home design: One-level home; Raised foundation with pier/pillar supports; Wood siding exterior; Other roof type
• Construction: Wood siding construction; Raised pier/pillar foundation; Built with an unspecified/other roof type
• Exterior features: Property described as fixer condition; Lot referenced as 3.24-acre parcel (legal description noted); Road frontage on city street and county road; Asphalt and concrete road surfaces

Interior

• Kitchen: No specific kitchen features listed
• Bedrooms: Three main-level bedrooms
• Flooring: No flooring details listed
• Bathrooms: One full bathroom (main level)
• Heating & cooling: No heating or cooling details listed
• Interior features: One fireplace; No shared/common walls; Other interior features
• Laundry & utility: No laundry details listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 3.0% in Oxford — 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 64/100 on livability (#277 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Flint Hill Elementary (math 13% / reading 14%, grade F, #1,027 of 1,228 statewide, top 84%, 852 students, 85% FRL); Cousins Middle School (math 12% / reading 23%, grade F, #377 of 470 statewide, top 81%, 654 students, 85% FRL); Newton High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 2,472 students, 85% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 103 active listings in the ZIP; 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 2.20% ✓
• Cap rate: 19.24%
• Cash-on-cash: 46.24%
• DSCR: 3.06
• GRM: 3.8

CMA / ARV

• ARV (median comp): $250,128
• List price: $79,900
• Delta: -68.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 Highway 81	0.07mi	3/2.0	1,476 (+10%)	2mo	$250,000	$169	75
955 Victoria Ln	0.32mi	3/2.0	1,265 (-6%)	5mo	$280,000	$221	67
265 Carole Dr	0.33mi	4/2.0 (+1)	1,300 (-3%)	9mo	$246,000	$189	62
2307 Highway 81	0.47mi	2/2.0 (-1)	1,316 (-2%)	8mo	$260,000	$198	59
89 Gum Creek Rd	0.40mi	3/2.0	1,365 (+2%)	20mo	$240,000	$176	58
216 E Richardson St	0.72mi	3/1.0	1,326 (-1%)	8mo	$160,000	$121	58
900 Victoria Ln	0.36mi	3/1.5	1,175 (-13%)	4mo	$225,000	$191	57
145 Meadowview Ter	0.27mi	3/2.0	1,252 (-7%)	19mo	$250,000	$200	56
245 Carole Dr	0.28mi	4/1.5 (+1)	1,485 (+10%)	12mo	$250,000	$168	52

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: 43.5%
• Equity multiple: 2.88×
• Total profit: $41,970
• Equity at exit: $11,913

10-year hold

• IRR: 49.5%
• Equity multiple: 5.80×
• Total profit: $107,291
• Equity at exit: $6,908

Cash invested: $22,372 (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 30054

• Home prices YoY: -17.8%
• Active inventory: 103
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $862

Break-even live

Break-even rent $666

Max offer price $79,900

Occupancy floor 46%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $79,900 Active 51 DOM
2. 2026-06-17
   days on market $79,900 Active 50 DOM
3. 2026-06-16
   days on market $79,900 Active 49 DOM
4. 2026-06-15
   days on market $79,900 Active 48 DOM
5. 2026-06-13
   days on market $79,900 Active 46 DOM
6. 2026-06-13
   days on market $79,900 Active 45 DOM
7. 2026-06-09
   days on market $79,900 Active 42 DOM
8. 2026-06-08
   days on market $79,900 Active 41 DOM
9. 2026-06-07
   days on market $79,900 Active 40 DOM
10. 2026-06-04
    days on market $79,900 Active 37 DOM
11. 2026-06-03
    days on market $79,900 Active 36 DOM
12. 2026-06-02
    days on market $79,900 Active 35 DOM
13. 2026-06-01
    days on market $79,900 Active 34 DOM
14. 2026-06-01
    price $79,900 Active 33 DOM
15. 2026-05-31
    days on market $89,900 Active 33 DOM

    Show marketing remark (419 chars)

    3.24 ACRES WITH 94 FT ROAD FRONTAGE IN SOUGHT AFTER TRANQUIL SMALL COUNTRY TOWN; OXFORD, GA - NEWTON COUNTY 2 MINS FROM Oxford College of Emory University . Buy and build, dilapidated structure was a 3/1 home that needs to be cleaned out for rebuilding with and already established address and utility lines. go show and grab this future growth opportunity. you can buikd townhomes or get permit for several houses

16. 2026-05-13
    price $99,900 368-char remark

    Show marketing remark (419 chars)

    3.24 ACRES WITH 94 FT ROAD FRONTAGE IN SOUGHT AFTER TRANQUIL SMALL COUNTRY TOWN; OXFORD, GA - NEWTON COUNTY 2 MINS FROM Oxford College of Emory University . Buy and build, dilapidated structure was a 3/1 home that needs to be cleaned out for rebuilding with and already established address and utility lines. go show and grab this future growth opportunity. you can buikd townhomes or get permit for several houses

17. 2026-05-13
    price $99,900 356-char remark

    Show marketing remark (419 chars)

    3.24 ACRES WITH 94 FT ROAD FRONTAGE IN SOUGHT AFTER TRANQUIL SMALL COUNTRY TOWN; OXFORD, GA - NEWTON COUNTY 2 MINS FROM Oxford College of Emory University . Buy and build, dilapidated structure was a 3/1 home that needs to be cleaned out for rebuilding with and already established address and utility lines. go show and grab this future growth opportunity. you can buikd townhomes or get permit for several houses

18. 2026-05-08
    price $109,900 368-char remark

    Show marketing remark (419 chars)

    3.24 ACRES WITH 94 FT ROAD FRONTAGE IN SOUGHT AFTER TRANQUIL SMALL COUNTRY TOWN; OXFORD, GA - NEWTON COUNTY 2 MINS FROM Oxford College of Emory University . Buy and build, dilapidated structure was a 3/1 home that needs to be cleaned out for rebuilding with and already established address and utility lines. go show and grab this future growth opportunity. you can buikd townhomes or get permit for several houses

19. 2026-05-08
    price $109,900 356-char remark

    Show marketing remark (419 chars)

    3.24 ACRES WITH 94 FT ROAD FRONTAGE IN SOUGHT AFTER TRANQUIL SMALL COUNTRY TOWN; OXFORD, GA - NEWTON COUNTY 2 MINS FROM Oxford College of Emory University . Buy and build, dilapidated structure was a 3/1 home that needs to be cleaned out for rebuilding with and already established address and utility lines. go show and grab this future growth opportunity. you can buikd townhomes or get permit for several houses

20. 2026-04-28
    listed $119,900 New 356-char remark

    Show marketing remark (419 chars)

    3.24 ACRES WITH 94 FT ROAD FRONTAGE IN SOUGHT AFTER TRANQUIL SMALL COUNTRY TOWN; OXFORD, GA - NEWTON COUNTY 2 MINS FROM Oxford College of Emory University . Buy and build, dilapidated structure was a 3/1 home that needs to be cleaned out for rebuilding with and already established address and utility lines. go show and grab this future growth opportunity. you can buikd townhomes or get permit for several houses

21. 2026-04-28
    listed $119,900 Active 368-char remark

    Show marketing remark (419 chars)

    3.24 ACRES WITH 94 FT ROAD FRONTAGE IN SOUGHT AFTER TRANQUIL SMALL COUNTRY TOWN; OXFORD, GA - NEWTON COUNTY 2 MINS FROM Oxford College of Emory University . Buy and build, dilapidated structure was a 3/1 home that needs to be cleaned out for rebuilding with and already established address and utility lines. go show and grab this future growth opportunity. you can buikd townhomes or get permit for several houses

22. 2026-04-24
    soldstatus $60,000

ⓘ 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: $889 · $74/mo
• Projected year-2 tax: $889 · $74/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,090
• − Mortgage interest: −$4,476
• − Property taxes: −$889
• − Insurance: −$400
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$2,324
• Taxable income: $9,628
• Est. tax owed @ 24.0%: −$2,311
• After-tax cash flow: $8,034/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Oxford

• Score: 64/100
• State rank: #277
• US rank: #14854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,851

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 21% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 6% Russian/Polish/Slavic 2% Chinese 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.99%
• Current HPI: 262.4286
• 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

+33.2% since first listed

11 events — show timeline

• 2026-05-31 Price Changed $79,900 FMLS
• 2026-05-31 Price Changed $79,900 GAMLS
• 2026-05-23 Price Changed $89,900 FMLS
• 2026-05-22 Price Changed $89,900 GAMLS
• 2026-05-13 Price Changed $99,900 FMLS
• 2026-05-13 Price Changed $99,900 GAMLS
• 2026-05-08 Price Changed $109,900 FMLS
• 2026-05-08 Price Changed $109,900 GAMLS
• 2026-04-28 Listed $119,900 FMLS
• 2026-04-28 Listed $119,900 GAMLS
• 2026-04-24 Sold (Public Records) $60,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $889 · +4.3% YoY. Source: county tax records.