102 Plantation Dr · Butler, GA 31006

$150,000

3 bd · 2.0 ba · 1,254 sqft · SingleFamily public records · 3 Days on market

Built 1985 0.83 ac lot Est $144k · 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 +20.9/30.0
• Appreciation +7.4/10.0
• DSCR +6.6/10.0
• ARV discount +5.7/15.0
• 1% rule +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Welcome home to 102 Plantation Drive, a beautifully refreshed and move-in-ready property combining classic durability with modern updates. This all-brick, 3-bedroom, 1.5-bathroom home stands proud on a generous, level . 83-acre lot, offering the perfect blend of small-town peace and plenty of outdoor space. Step inside to find a bright, inviting interior featuring brand-new flooring and a fresh, neutral paint palette throughout. The layout flows effortlessly into the updated bathrooms, which feature sleek modern finishes. Outside, the sprawling yard provides endless possibilities for gardening, entertaining, or play, and includes a massive outdoor storage shed—perfect for a workshop, hobbies, or lawn equipment. Don't miss this low-maintenance gem in Butler! Schedule your tour today and see everything this fantastic property has to offer.

Key facts

• Sprawling yard
• Updated bathrooms
• Outdoor storage shed

Tags

• UPDATED BATHROOMS
• SPRAWLING YARD
• OUTDOOR STORAGE SHED

Property features AI

Finance

• Other: Lot approximately 0.83 acres
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water available; Public sewer (connected); Electricity available
• Home design: Single-family residence; House structure; Resale property
• Construction: Built in 1985; Brick construction; Metal roof
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Public records list living area; Mud room
• Laundry & utility: Laundry area in mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $208 ($3k/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 $144k (4.1% below list).
• Recommended offer: $144k (4.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#301 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Taylor County (rural): math 18% / reading 21% proficiency, ranked #147 of 174 in GA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 11 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.8% local appreciation)).
• Taylor County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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.
• Current owner paid $120k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,889 (4.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $144,210
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 Hollie St	0.44mi	3/2.0	1,200 (-4%)	8mo	$137,500	$115	65
48 Forest Ave	0.74mi	4/2.0 (+1)	1,254 (0%)	2mo	$125,879	$100	59

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

Projected returns pro-forma

4.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 2.11×
• Total profit: $46,495
• Equity at exit: $83,610

10-year hold

• IRR: 17.8%
• Equity multiple: 4.09×
• Total profit: $129,648
• Equity at exit: $143,160

Cash invested: $42,000 (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 31006

• Home prices YoY: 2.8%
• Active inventory: 12
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $208

Break-even live

Break-even rent $1,175

Max offer price $150,000

Occupancy floor 81%

Sensitivity live

Price	-10% $293	-5% $251	+0% $208	+5% $166	+10% $124
Rent	-10% $95	-5% $152	+0% $208	+5% $265	+10% $322
Rate	-1.0pp $284	-0.5pp $247	base $208	+0.5pp $170	+1.0pp $130

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-14
   status $150,000 Under Contract 3 DOM
2. 2026-06-13
   days on market $150,000 New 3 DOM
3. 2026-06-12
   remarks 699-char remark
4. 2026-06-12
   listed $150,000 New 2 DOM

ⓘ 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: $950 · $79/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$430/yr (+$36/mo · 45.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,267
• − Mortgage interest: −$8,402
• − Property taxes: −$950
• − Insurance: −$750
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$4,364
• Taxable income: $38
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $2,492/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: Taylor County
• NCES district ID: 1304800
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 21% ▼ -8.00%
• Median HH income: $29,041
• Composite: 15.49/100
• National rank: #9306
• State rank: #147 of 174 in GA

Livability — Butler

• Score: 62/100
• State rank: #301
• US rank: #16317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Butler, GA
• Population (ZIP): 4,360

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 7,545 people
• By 2030: 7,061 · -6.4%
• By 2040: 6,054 · -19.8%
• By 2050: 5,065 · -32.9%
• By 2075: 3,489 · -53.8%
• By 2100: 2,665 · -64.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (53%)
• Race & ethnicity: Black 53% White 45% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 1% · South Korea
• Languages at home: 99% English-only · Korean 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+31.0) · D 34.3% · R 65.3%
• 2008→2024 swing: -17.4pp toward R · 2008: -13.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+26.9 2016: R+22.5 2012: R+10.7 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.85%
• Current HPI: 177.2227
• 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

+294.7% since first listed

11 events — show timeline

• 2026-06-10 Listed $150,000 CGMLS
• 2026-06-10 Listed $150,000 GAMLS
• 2023-03-21 Sold (Public Records) $120,000 Public Records
• 2023-03-10 Sold (MLS) $120,000 CGMLS
• 2023-03-10 Sold (MLS) $120,000 GAMLS
• 2023-03-06 Pending — GAMLS
• 2023-02-16 Listed $125,000 CGMLS
• 2023-02-09 Relisted — GAMLS
• 2023-01-19 Pending — GAMLS
• 2022-11-06 Listed $125,000 GAMLS
• 2002-02-01 Sold (Public Records) $38,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $950 · +1.4% YoY. Source: county tax records.