126 Plover Rd · Empire, GA 31014

$99,900

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 35 Days on market

Built 1960 0.27 ac lot $77/sqft · 29% below area Est $140k · 29% under

---

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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.6/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3 bedroom, 2 bath home is a handy man's special and does require some work. Home kitchen & dining area with tile floor open to the living room featuring original restored wood floors. 3 bedrooms (restored original wood floors) and 2 baths (tile floors). Owner's suite features attached bath. Hall bath needs shower install. Upgrades include steel roof, new hot water heater and upgraded central HVAC . Home sits on . 27 of an acre in quiet subdivision. Property has its own well.

Key facts

• Electrical panel box
• New hot water heater
• Steel roof

Tags

• ORIGINAL RESTORED WOOD FLOORS
• ATTACHED BATH
• STEEL ROOF
• NEW HOT WATER HEATER
• ELECTRICAL PANEL BOX
• UPGRADED CENTRAL HVAC

Property features AI

Finance

• Other: Property listed as resale; Located in the SandHill subdivision; Directions: Hwy 87 through Cochran, turn right onto Plover Road; home on right
• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Well water; Septic tank
• Home design: Single-family residence (house); Built in 1960; One story
• Construction: Brick construction; Metal roof; Built in 1960; Crawl space foundation
• Exterior features: Metal roof; Brick exterior; Lot approximately 0.27 acres; Lot features: None listed

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Public records list living area as 1,292; Crawl space foundation; No fireplaces reported
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/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: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#316 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Bleckley County (rural): math 46% / reading 44% proficiency, ranked #28 of 174 in GA (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 109 units permitted in Bleckley County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Bleckley County population projected at -11% 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 35 days — a 3% lower offer ($97k) 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.
• Current owner paid $14k; list at $100k implies a 640% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1960 — 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: 1.26% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.83%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (median comp): $139,958
• List price: $99,900
• Delta: -28.62%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
760 Ga Highway 87 S	0.58mi	2/14.5 (-1)	1,210 (-6%)	21mo	$100,000	$83	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 36.0%
• Equity multiple: 3.78×
• Total profit: $77,886
• Equity at exit: $89,998

10-year hold

• IRR: 31.0%
• Equity multiple: 8.54×
• Total profit: $210,842
• Equity at exit: $194,084

Cash invested: $27,972 (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 31014

• Home prices YoY: 19.6%
• Active inventory: 65
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $369

Break-even live

Break-even rent $793

Max offer price $99,900

Occupancy floor 66%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $99,900 Active 35 DOM
2. 2026-06-18
   days on market $99,900 Active 34 DOM
3. 2026-06-17
   days on market $99,900 Active 33 DOM
4. 2026-06-16
   days on market $99,900 Active 32 DOM
5. 2026-06-15
   days on market $99,900 Active 31 DOM
6. 2026-06-14
   days on market $99,900 Active 29 DOM
7. 2026-06-13
   days on market $99,900 Active 28 DOM
8. 2026-06-10
   days on market $99,900 Active 26 DOM
9. 2026-06-09
   days on market $99,900 Active 25 DOM
10. 2026-06-08
    days on market $99,900 Active 24 DOM
11. 2026-06-07
    days on market $99,900 Active 23 DOM
12. 2026-06-05
    days on market $99,900 Active 20 DOM
13. 2026-06-03
    days on market $99,900 Active 19 DOM
14. 2026-06-02
    days on market $99,900 Active 18 DOM
15. 2026-06-01
    days on market $99,900 Active 17 DOM
16. 2026-05-31
    days on market $99,900 Active 16 DOM
17. 2026-05-30
    days on market $99,900 Active 15 DOM
18. 2026-05-14
    listed $99,900 Active 490-char remark

    Show marketing remark (490 chars)

    This 3 bedroom, 2 bath home is a handy man's special and does require some work. Home kitchen & dining area with tile floor open to the living room featuring original restored wood floors. 3 bedrooms (restored original wood floors) and 2 baths (tile floors). Owner's suite features attached bath. Hall bath needs shower install. Upgrades include steel roof, new hot water heater and upgraded central HVAC . Home sits on . 27 of an acre in quiet subdivision. Property has its own well.

19. 2026-05-12
    listed $99,900 New 463-char remark
20. 2006-05-01
    soldstatus $13,500
21. 2006-05-01
    soldstatus $13,500

ⓘ 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: $729 · $61/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$191/yr (+$16/mo · 26.1%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $15,117
• − Mortgage interest: −$5,596
• − Property taxes: −$729
• − Insurance: −$500
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$2,906
• Taxable income: $2,968
• Est. tax owed @ 24.0%: −$712
• After-tax cash flow: $3,715/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: Bleckley County
• NCES district ID: 1300440
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $38,695
• Composite: 37.57/100
• National rank: #4387
• State rank: #28 of 174 in GA

Livability — Empire

• Score: 62/100
• State rank: #316
• US rank: #17041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,944

Population outlook (Bleckley County) Hauer SSP2

• Today (2025): 13,189 people
• By 2030: 12,901 · -2.2%
• By 2040: 12,398 · -6.0%
• By 2050: 11,741 · -11.0%
• By 2075: 10,444 · -20.8%
• By 2100: 9,000 · -31.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 33% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Bleckley

• 2024 margin: Solid R (+55.4) · D 22.1% · R 77.5%
• 2008→2024 swing: -10.5pp toward R · 2008: -44.9pp · 2024: -55.4pp
• All cycles: 2024: R+55.4 2020: R+52.9 2016: R+53.2 2012: R+47.3 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.18%
• Current HPI: 232.753
• 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

+640.0% since first listed

4 events — show timeline

• 2026-05-14 Listed $99,900 CGMLS
• 2026-05-12 Listed $99,900 GAMLS
• 2006-05-01 Sold (Public Records) $13,500 Public Records
• 2006-05-01 Sold (Public Records) $13,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $729 · +7.7% YoY. Source: county tax records.