312 Herrington St · Glennville, GA 30427

$124,000

3 bd · 2.0 ba · 2,213 sqft · SingleFamily public records · 19 Days on market

Built 1910 0.31 ac lot

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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 +21.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +6.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This family friendly home features 3 bedrooms with the possibility of 4, 2 baths, kitchen dining room combo and a fenced in yard. The property is within walking distance from South Tattnall Middle School and downtown. The home has a metal roof and HVAC system is 5 years old. Call for an appointment for a showing.

Key facts

• 0.31 acre lot
• Built 1910
• Listed 19 days

Property features AI

Exterior

• Parking: No on-site parking
• Utilities: Public water; Public sewer; Electricity connected / Electric on property
• Home design: Single-family residence; Residential property; 2-story home
• Construction: Vinyl siding; Slab foundation
• Exterior features: Chain link fencing; Shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Electric water heater; No fireplace; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $122k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.9% in Glennville — 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 63/100 on livability (#280 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D+, schools F, amenities F.
• Tattnall County (rural): math 29% / reading 28% proficiency, ranked #103 of 174 in GA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 77 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 46 units permitted in Tattnall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tattnall County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% 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 $122,140 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.20% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $261,134
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Auburn Rd	0.25mi	4/2.5 (+1)	2,163 (-2%)	0mo	$281,000	$130	77
111 E Banks St	0.40mi	3/2.5	2,345 (+6%)	2mo	$210,000	$90	67
820 E Barnard St	0.42mi	3/3.0	2,324 (+5%)	2mo	$275,000	$118	67
404 S Baker St	0.18mi	3/2.5	1,900 (-14%)	3mo	$249,900	$132	64
212 Rustin St	0.58mi	3/2.0	2,042 (-8%)	2mo	$280,000	$137	58
118 Auburn Cir	0.29mi	4/2.5 (+1)	2,363 (+7%)	12mo	$265,000	$112	58
501 Marietta St	0.35mi	3/2.5	2,413 (+9%)	12mo	$220,000	$91	57
106 Edgewood Rd	0.75mi	3/2.0	2,223 (+0%)	16mo	$200,000	$90	51
121 Lincoln Dr	0.63mi	3/2.0	1,927 (-13%)	7mo	$290,000	$150	44
301 Willow Dr	0.70mi	4/3.0 (+1)	2,412 (+9%)	3mo	$329,000	$136	40
206 Willow Dr	0.69mi	3/2.0	1,908 (-14%)	9mo	$205,000	$107	37

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-8,828
• Equity at exit: $18,489

10-year hold

• IRR: 2.8%
• Equity multiple: 1.21×
• Total profit: $7,134
• Equity at exit: $10,721

Cash invested: $34,720 (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 30427

• Home prices YoY: -7.3%
• Active inventory: 77
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,494 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$303 /mo · $3,638/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $175

Break-even live

Break-even rent $1,272

Max offer price $124,000

Occupancy floor 83%

Sensitivity live

Price	-10% $245	-5% $210	+0% $175	+5% $140	+10% $105
Rent	-10% $57	-5% $116	+0% $175	+5% $234	+10% $293
Rate	-1.0pp $238	-0.5pp $207	base $175	+0.5pp $143	+1.0pp $110

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 Morris St Glennville, GA	3.0	2.0	1855	$1,400	$0.75	45d	1	0.39mi
706 E Howard St Glennville, GA	3.0	3.0	2289	$1,600	$0.70	45d	1	0.50mi

Listing history 19 events

1. 2026-04-17
   status Pending
2. 2026-04-10
   status Active
3. 2026-04-03
   status Pending
4. 2026-03-24
   listed $124,000 Active
5. 2025-02-07
   price $195,000
6. 2024-10-31
   price $215,000
7. 2024-09-12
   price $217,500
8. 2023-09-21
   soldstatus $195,000
9. 2023-09-20
   soldstatus $195,000 Sold 314-char remark

   Show marketing remark (314 chars)

   This family friendly home features 3 bedrooms with the possibility of 4, 2 baths, kitchen dining room combo and a fenced in yard. The property is within walking distance from South Tattnall Middle School and downtown. The home has a metal roof and HVAC system is 5 years old. Call for an appointment for a showing.

10. 2023-09-20
    soldstatus $195,000

    Show marketing remark (314 chars)

    This family friendly home features 3 bedrooms with the possibility of 4, 2 baths, kitchen dining room combo and a fenced in yard. The property is within walking distance from South Tattnall Middle School and downtown. The home has a metal roof and HVAC system is 5 years old. Call for an appointment for a showing.

11. 2023-08-14
    status Under Contract 314-char remark

    Show marketing remark (314 chars)

    This family friendly home features 3 bedrooms with the possibility of 4, 2 baths, kitchen dining room combo and a fenced in yard. The property is within walking distance from South Tattnall Middle School and downtown. The home has a metal roof and HVAC system is 5 years old. Call for an appointment for a showing.

12. 2023-07-09
    status Price Change 314-char remark

    Show marketing remark (314 chars)

    This family friendly home features 3 bedrooms with the possibility of 4, 2 baths, kitchen dining room combo and a fenced in yard. The property is within walking distance from South Tattnall Middle School and downtown. The home has a metal roof and HVAC system is 5 years old. Call for an appointment for a showing.

13. 2023-07-09
    price $195,000 314-char remark

    Show marketing remark (314 chars)

    This family friendly home features 3 bedrooms with the possibility of 4, 2 baths, kitchen dining room combo and a fenced in yard. The property is within walking distance from South Tattnall Middle School and downtown. The home has a metal roof and HVAC system is 5 years old. Call for an appointment for a showing.

14. 2023-06-29
    status Under Contract 314-char remark

    Show marketing remark (314 chars)

    This family friendly home features 3 bedrooms with the possibility of 4, 2 baths, kitchen dining room combo and a fenced in yard. The property is within walking distance from South Tattnall Middle School and downtown. The home has a metal roof and HVAC system is 5 years old. Call for an appointment for a showing.

15. 2023-06-13
    price $190,000 314-char remark

    Show marketing remark (314 chars)

    This family friendly home features 3 bedrooms with the possibility of 4, 2 baths, kitchen dining room combo and a fenced in yard. The property is within walking distance from South Tattnall Middle School and downtown. The home has a metal roof and HVAC system is 5 years old. Call for an appointment for a showing.

16. 2023-03-29
    listed $225,000 New 314-char remark

    Show marketing remark (314 chars)

    This family friendly home features 3 bedrooms with the possibility of 4, 2 baths, kitchen dining room combo and a fenced in yard. The property is within walking distance from South Tattnall Middle School and downtown. The home has a metal roof and HVAC system is 5 years old. Call for an appointment for a showing.

17. 2023-03-29
    listed $195,000

    Show marketing remark (314 chars)

    This family friendly home features 3 bedrooms with the possibility of 4, 2 baths, kitchen dining room combo and a fenced in yard. The property is within walking distance from South Tattnall Middle School and downtown. The home has a metal roof and HVAC system is 5 years old. Call for an appointment for a showing.

18. 2016-06-06
    historical
19. 2015-08-14
    listed $99,900

ⓘ 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: $3,638 · $303/mo
• Projected year-2 tax: $3,638 · $303/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,927
• − Mortgage interest: −$6,946
• − Property taxes: −$3,638
• − Insurance: −$620
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$3,607
• Taxable income: $247
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $2,042/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: Tattnall County
• NCES district ID: 1304770
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 28% ▼ -1.00%
• Median HH income: $36,214
• Composite: 23.65/100
• National rank: #7843
• State rank: #103 of 174 in GA

Livability — Glennville

• Score: 63/100
• State rank: #280
• US rank: #15005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glennville, GA
• Population (ZIP): 11,892

Population outlook (Tattnall County) Hauer SSP2

• Today (2025): 24,831 people
• By 2030: 24,823 · +-0.0%
• By 2040: 25,225 · +1.6%
• By 2050: 25,678 · +3.4%
• By 2075: 24,210 · -2.5%
• By 2100: 21,404 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 23% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Tattnall

• 2024 margin: Solid R (+53.4) · D 23.1% · R 76.5%
• 2008→2024 swing: -11.8pp toward R · 2008: -41.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+48.8 2016: R+49.6 2012: R+42.2 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.04%
• Current HPI: 240.8632
• 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

+24.1% since first listed

19 events — show timeline

• 2026-04-17 Pending — HABR
• 2026-04-10 Relisted — HABR
• 2026-04-03 Pending — HABR
• 2026-03-24 Listed $124,000 HABR
• 2025-02-07 Price Changed $195,000 HABR
• 2024-10-31 Price Changed $215,000 HABR
• 2024-09-12 Price Changed $217,500 HABR
• 2023-09-21 Sold (Public Records) $195,000 Public Records
• 2023-09-20 Sold (MLS) $195,000 HABR
• 2023-09-20 Sold (MLS) $195,000 GAMLS
• 2023-08-14 Pending — GAMLS
• 2023-07-09 Relisted — GAMLS
• 2023-07-09 Price Changed $195,000 GAMLS
• 2023-06-29 Pending — GAMLS
• 2023-06-13 Price Changed $190,000 GAMLS
• 2023-03-29 Listed $195,000 HABR
• 2023-03-29 Listed $225,000 GAMLS
• 2016-06-06 Listing Removed — GAMLS
• 2015-08-14 Listed $99,900 GAMLS

Property tax history

+21.1%/yr

Latest (2025): $3,638 · +38.9% YoY. Source: county tax records.