201 Snyder Ave · Elberton, GA 30635

$135,000

2 bd · 1.0 ba · 1,091 sqft · SingleFamily public records · 72 Days on market

Built 1926 7,405 sqft lot $124/sqft · at area comps Est $142k · at est.

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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 +20.8/30.0
• Appreciation +10.0/10.0
• ARV discount +9.6/15.0
• DSCR +6.6/10.0
• 1% rule +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Opportunity awaits at 201 Snyder Ave in Elberton! This property is perfect for investors, flippers, or buyers looking to renovate and make it their own. Situated on a level lot in an established neighborhood, this home offers solid potential with the right vision and updates. The home features a functional layout with multiple bedrooms and living space ready to be reimagined. With some TLC, this property could be transformed into a great rental, resale, or personal residence. Conveniently located just minutes from downtown Elberton, local shops, and schools, the location adds to its appeal for future value. Property is being sold as-is and will require repairs—ideal for cash buyers or renovation loans. Bring your tools and creativity—this is your chance to turn a diamond in the rough into something special!

Key facts

• 7,405 sq ft lot
• 3 parking spots
• Built 1926

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (1.4% below list).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.6% in Elberton — 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 60/100 on livability (#375 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools F, crime F, amenities F.
• Elbert County (rural): math 26% / reading 25% proficiency, ranked #124 of 174 in GA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 183 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 77 units permitted in Elbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Elbert County population projected at -28% 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (median comp): $141,607
• List price: $135,000
• Delta: -4.67%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Snyder Ave	0.06mi	2/1.0	1,091 (0%)	6mo	$120,000	$110	92
419 Knight St	0.22mi	2/1.0	1,187 (+9%)	16mo	$185,000	$156	62
158 Brookside Dr	0.62mi	2/2.0	1,152 (+6%)	10mo	$199,900	$174	49

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: 28.6%
• Equity multiple: 3.26×
• Total profit: $85,363
• Equity at exit: $121,619

10-year hold

• IRR: 24.8%
• Equity multiple: 7.40×
• Total profit: $242,010
• Equity at exit: $262,275

Cash invested: $37,800 (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 30635

• Home prices YoY: 4.1%
• Active inventory: 183
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $186

Break-even live

Break-even rent $1,096

Max offer price $135,000

Occupancy floor 81%

Sensitivity live

Price	-10% $263	-5% $224	+0% $186	+5% $148	+10% $110
Rent	-10% $81	-5% $134	+0% $186	+5% $239	+10% $291
Rate	-1.0pp $254	-0.5pp $221	base $186	+0.5pp $151	+1.0pp $116

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
838 Lincoln Ave Elberton, GA	3.0	1.0	1175	$1,500	$1.28	3d	1	0.72mi
102 Hillside Way Elberton, GA	2.0	1.0	929	$950	$1.02	3d	1	1.49mi

Listing history 12 events

1. 2026-06-02
   days on market $135,000 Active 72 DOM
2. 2026-06-01
   days on market $135,000 Active 71 DOM
3. 2026-05-31
   days on market $135,000 Active 70 DOM
4. 2026-05-30
   days on market $135,000 Active 69 DOM
5. 2026-03-22
   listed $135,000 Active 839-char remark

   Show marketing remark (839 chars)

   Opportunity awaits at 201 Snyder Ave in Elberton! This property is perfect for investors, flippers, or buyers looking to renovate and make it their own. Situated on a level lot in an established neighborhood, this home offers solid potential with the right vision and updates. The home features a functional layout with multiple bedrooms and living space ready to be reimagined. With some TLC, this property could be transformed into a great rental, resale, or personal residence. Conveniently located just minutes from downtown Elberton, local shops, and schools, the location adds to its appeal for future value. Property is being sold as-is and will require repairs—ideal for cash buyers or renovation loans. Bring your tools and creativity—this is your chance to turn a diamond in the rough into something special!

6. 2024-04-15
   soldstatus $118,000
7. 2024-04-10
   soldstatus $118,000 Sold 374-char remark

   Show marketing remark (374 chars)

   Come check out this updated home in the heart of Elberton. Home has fresh coat of paint, new water heater, new lights and ceiling fans and new flooring in the kitchen. Home also has central heat and air conditioning. Plus, a nice sized shop/barn in the backyard makes a perfect storage area or shop. If you are tired of renting and ready to become a homeowner call me today.

8. 2024-04-07
   status Under Contract 374-char remark

   Show marketing remark (374 chars)

   Come check out this updated home in the heart of Elberton. Home has fresh coat of paint, new water heater, new lights and ceiling fans and new flooring in the kitchen. Home also has central heat and air conditioning. Plus, a nice sized shop/barn in the backyard makes a perfect storage area or shop. If you are tired of renting and ready to become a homeowner call me today.

9. 2023-12-13
   status Back On Market 374-char remark

   Show marketing remark (374 chars)

   Come check out this updated home in the heart of Elberton. Home has fresh coat of paint, new water heater, new lights and ceiling fans and new flooring in the kitchen. Home also has central heat and air conditioning. Plus, a nice sized shop/barn in the backyard makes a perfect storage area or shop. If you are tired of renting and ready to become a homeowner call me today.

10. 2023-12-08
    status Under Contract 374-char remark

    Show marketing remark (374 chars)

    Come check out this updated home in the heart of Elberton. Home has fresh coat of paint, new water heater, new lights and ceiling fans and new flooring in the kitchen. Home also has central heat and air conditioning. Plus, a nice sized shop/barn in the backyard makes a perfect storage area or shop. If you are tired of renting and ready to become a homeowner call me today.

11. 2023-12-03
    listed $129,000 New 374-char remark

    Show marketing remark (374 chars)

    Come check out this updated home in the heart of Elberton. Home has fresh coat of paint, new water heater, new lights and ceiling fans and new flooring in the kitchen. Home also has central heat and air conditioning. Plus, a nice sized shop/barn in the backyard makes a perfect storage area or shop. If you are tired of renting and ready to become a homeowner call me today.

12. 2000-08-01
    soldstatus $23,000

ⓘ 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: $1,217 · $101/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$25/yr (+$2/mo · 2.1%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $15,977
• − Mortgage interest: −$7,562
• − Property taxes: −$1,217
• − Insurance: −$675
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,927
• Taxable income: $39
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $2,225/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: Elbert County
• NCES district ID: 1302010
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $34,498
• Composite: 21.0/100
• National rank: #8458
• State rank: #124 of 174 in GA

Livability — Elberton

• Score: 60/100
• State rank: #375
• US rank: #19001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elberton, GA
• Population (ZIP): 15,107

Population outlook (Elbert County) Hauer SSP2

• Today (2025): 17,648 people
• By 2030: 16,675 · -5.5%
• By 2040: 14,631 · -17.1%
• By 2050: 12,632 · -28.4%
• By 2075: 8,704 · -50.7%
• By 2100: 5,958 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Black 29% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Elbert

• 2024 margin: Solid R (+43.4) · D 28.2% · R 71.5%
• 2008→2024 swing: -25.3pp toward R · 2008: -18.1pp · 2024: -43.4pp
• All cycles: 2024: R+43.4 2020: R+36.5 2016: R+34.9 2012: R+20.6 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.03%
• Current HPI: 332.46
• 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

+487.0% since first listed

8 events — show timeline

• 2026-03-22 Listed $135,000 FMLS
• 2024-04-15 Sold (Public Records) $118,000 Public Records
• 2024-04-10 Sold (MLS) $118,000 GAMLS
• 2024-04-07 Pending — GAMLS
• 2023-12-13 Relisted — GAMLS
• 2023-12-08 Pending — GAMLS
• 2023-12-03 Listed $129,000 GAMLS
• 2000-08-01 Sold (Public Records) $23,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $1,217 · +6.0% YoY. Source: county tax records.