5315 Hobbs Rd · Gibson, GA 30810

$161,000

3 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 26 Days on market

Built 1988 2.01 ac lot

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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 +12.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.5/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Welcome to peaceful country living at 5315 Hobbs Rd in Gibson, GA! Situated on approximately 2 beautiful acres, this newly renovated property offers the perfect blend of comfort, space, and functionality. From the moment you arrive, you'll appreciate the quiet setting and the endless possibilities this property has to offer. Step inside to discover a fresh, updated interior featuring new paint throughout, brand-new carpet and flooring, and a new dishwasher in the kitchen, making this home truly move-in ready. The fresh renovations create a warm and inviting atmosphere that's perfect for both everyday living and entertaining. Outside, the property continues to impress with plenty of room to

Key facts

• Updated interior
• New dishwasher
• 2 acres of land

Tags

• NEWLY RENOVATED
• UPDATED INTERIOR
• NEW DISHWASHER
• THREE STORAGE BUILDINGS
• LARGE OPEN SHED
• 2 ACRES OF LAND

Property features AI

Finance

• Other: Zoning: R-4; Lot dimensions approximately 201 x 394 x 200 x 392 (2.01 acres)

Exterior

• Parking: 3 parking spaces total; 3-car garage; Circular driveway; Additional unpaved parking
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Sewer connected; Water available/connected
• Home design: Single family residence; One story; Entry on level 1
• Construction: Concrete and wood siding/frame construction; Metal roof
• Exterior features: Deck with screened area; Partial fencing; Shed(s), storage, and workshop; Secluded, rectangular lot; Has view

Interior

• Kitchen: Electric oven; Refrigerator; Garbage disposal
• Bedrooms: Master downstairs
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Baseboard heating; Wall/window cooling units; Ceiling fans
• Interior features: Master bedroom on the main level; High ceilings; Ceiling fans; Pantry; Eat-in kitchen; Tile countertops; Window coverings; Unfurnished
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $161k.

Deal economics

• At list price, monthly cash flow is $-39 ($-469/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (24.9% below list).
• Recommended offer: $121k (24.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#355 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Glascock County (rural): math 29% / reading 29% proficiency, ranked #98 of 174 in GA (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Glascock County Elementary School (math 37% / reading 32%, grade F, #531 of 1,228 statewide, top 45%, 241 students, 54% FRL); Glascock County Middle/High School (math 27% / reading 27%, grade F, #162 of 424 statewide, top 40%, 332 students, 49% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Glascock County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,874 (24.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.5%
• Equity multiple: 1.37×
• Total profit: $16,852
• Equity at exit: $72,393

10-year hold

• IRR: 9.3%
• Equity multiple: 2.41×
• Total profit: $63,428
• Equity at exit: $111,566

Cash invested: $45,080 (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 30810

• Active inventory: 6
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$844
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-39

Break-even live

Break-even rent $1,258

Max offer price $154,098

Occupancy floor 98%

Sensitivity live

Price	-10% $52	-5% $6	+0% $-39	+5% $-85	+10% $-130
Rent	-10% $-135	-5% $-87	+0% $-39	+5% $9	+10% $56
Rate	-1.0pp $42	-0.5pp $2	base $-39	+0.5pp $-81	+1.0pp $-123

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: $40,250
• Closing costs: $4,830
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $161,000 Active 26 DOM
2. 2026-06-18
   days on market $161,000 Active 24 DOM
3. 2026-06-17
   days on market $161,000 Active 23 DOM
4. 2026-06-16
   days on market $161,000 Active 22 DOM
5. 2026-06-15
   days on market $161,000 Active 21 DOM
6. 2026-06-13
   days on market $161,000 Active 19 DOM
7. 2026-06-12
   days on market $161,000 Active 18 DOM
8. 2026-06-09
   days on market $161,000 Active 15 DOM
9. 2026-06-08
   days on market $161,000 Active 14 DOM
10. 2026-06-07
    days on market $161,000 Active 13 DOM
11. 2026-06-05
    days on market $161,000 Active 11 DOM
12. 2026-06-04
    days on market $161,000 Active 9 DOM
13. 2026-06-02
    days on market $161,000 Active 8 DOM
14. 2026-06-01
    days on market $161,000 Active 7 DOM
15. 2026-05-31
    days on market $161,000 Active 6 DOM
16. 2026-05-31
    days on market $161,000 Active 5 DOM
17. 2026-05-25
    listed $161,000 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: $991 · $83/mo
• Projected year-2 tax: $1,481 · $123/mo
• Expected delta: +$490/yr (+$41/mo · 49.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $14,505
• − Mortgage interest: −$9,019
• − Property taxes: −$991
• − Insurance: −$805
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$4,684
• Taxable loss: −$3,314
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $327/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: Glascock County
• NCES district ID: 1302370
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $39,459
• Composite: 24.37/100
• National rank: #7691
• State rank: #98 of 174 in GA

Livability — Gibson

• Score: 61/100
• State rank: #355
• US rank: #18302

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,312
• Population (ZIP): 2,312

Population outlook (Glascock County) Hauer SSP2

• Today (2025): 3,059 people
• By 2030: 3,033 · -0.8%
• By 2040: 2,951 · -3.5%
• By 2050: 2,831 · -7.5%
• By 2075: 2,573 · -15.9%
• By 2100: 2,353 · -23.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 12%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Glascock

• 2024 margin: Solid R (+83.9) · D 8.0% · R 91.9%
• 2008→2024 swing: -14.4pp toward R · 2008: -69.5pp · 2024: -83.9pp
• All cycles: 2024: R+83.9 2020: R+79.7 2016: R+78.9 2012: R+72.0 2008: R+69.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-25 Listed $161,000 Hive MLS

Property tax history

-0.2%/yr

Latest (2025): $991 · -0.2% YoY. Source: county tax records.