5315 Hobbs Rd

Gibson, GA 30810

$161,000D

3 bd · 2.0 ba · 1,768 sqft · Built 1988 · SingleFamily · Active · 27 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,209/mo
• Mortgage (P&I): −$844
• Tax + insurance: −$150
• HOA: −$0
• Vac / Maint / Mgmt: −$254
• Net cashflow: $-39/mo
• Annual: $-469/yr
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• 1% rule: 0.75%
• Cash to close: $45,080

Investor read

• This is a 3-bed/2.0-bath single-family listed at $161k.
• 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).
• It's been on market 27 days — a 2% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $121k (24.9% below list) — sets the bar for 1% rule.
• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?
• 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.
• 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.
• 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.