6689 Mcrae Hwy · Chauncey, GA 31037

$93,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 507 Days on market

Built 1970 0.90 ac lot

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Why this score? — see what drove the B- 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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Escape to the country with this charming and solidly built 3-bedroom, 1-bathroom cottage. The refinished hardwood floors shine with a reflection so clear you can almost see yourself. Spacious for a small home, the den and kitchen/dining room offer plenty of room to relax or entertain. The kitchen features handmade cabinets that showcase timeless quality, while the remodeled bathroom adds a modern touch. Enjoy sunsets from the inviting front porch or explore the open and spacious yard. Outside you'll find a roof that is only a couple of years old and a new deep well tank installed last year. Additional features include two concrete pads for versatile use, a shallow well, and a new power pole perfect for hooking up an RV or mobile home. Whether you're starting out, slowing down, or looking for a cozy retreat for hunting and RVing with friends, this property offers endless possibilities. Don't miss out on this unique opportunity!

Key facts

• Handmade cabinets
• Remodeled bathroom
• Inviting front porch

Tags

• REFINISHED HARDWOOD FLOORS
• HANDMADE CABINETS
• REMODELED BATHROOM
• INVITING FRONT PORCH
• OPEN AND SPACIOUS YARD
• NEW DEEP WELL TANK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#328 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Dodge County (rural): math 18% / reading 26% proficiency, ranked #139 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 13 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($643 loan paydown + $2k appreciation (1.7% local appreciation)).
• Dodge County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 507 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 507 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 1.20% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.62%
• DSCR: 1.65
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 1.97×
• Total profit: $25,146
• Equity at exit: $35,187

10-year hold

• IRR: 20.7%
• Equity multiple: 3.66×
• Total profit: $69,345
• Equity at exit: $49,546

Cash invested: $26,040 (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 31037

• Home prices YoY: 0.8%
• Active inventory: 10
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $317

Break-even live

Break-even rent $710

Max offer price $93,000

Occupancy floor 66%

Sensitivity live

Price	-10% $370	-5% $344	+0% $317	+5% $291	+10% $265
Rent	-10% $229	-5% $273	+0% $317	+5% $361	+10% $405
Rate	-1.0pp $364	-0.5pp $341	base $317	+0.5pp $293	+1.0pp $269

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $93,000 Active 507 DOM
2. 2026-06-21
   days on market $93,000 Active 506 DOM
3. 2026-06-18
   days on market $93,000 Active 504 DOM
4. 2026-06-17
   days on market $93,000 Active 503 DOM
5. 2026-06-16
   days on market $93,000 Active 502 DOM
6. 2026-06-15
   days on market $93,000 Active 501 DOM
7. 2026-06-13
   days on market $93,000 Active 499 DOM
8. 2026-06-12
   days on market $93,000 Active 498 DOM
9. 2026-06-09
   days on market $93,000 Active 495 DOM
10. 2026-06-08
    days on market $93,000 Active 494 DOM
11. 2026-06-07
    days on market $93,000 Active 493 DOM
12. 2026-06-07
    days on market $93,000 Active 492 DOM
13. 2026-06-04
    days on market $93,000 Active 489 DOM
14. 2026-06-02
    days on market $93,000 Active 488 DOM
15. 2026-06-01
    days on market $93,000 Active 487 DOM
16. 2026-05-31
    days on market $93,000 Active 486 DOM
17. 2026-05-31
    days on market $93,000 Active 485 DOM
18. 2025-01-30
    listed $93,000 New 940-char remark

    Show marketing remark (940 chars)

    Escape to the country with this charming and solidly built 3-bedroom, 1-bathroom cottage. The refinished hardwood floors shine with a reflection so clear you can almost see yourself. Spacious for a small home, the den and kitchen/dining room offer plenty of room to relax or entertain. The kitchen features handmade cabinets that showcase timeless quality, while the remodeled bathroom adds a modern touch. Enjoy sunsets from the inviting front porch or explore the open and spacious yard. Outside you'll find a roof that is only a couple of years old and a new deep well tank installed last year. Additional features include two concrete pads for versatile use, a shallow well, and a new power pole perfect for hooking up an RV or mobile home. Whether you're starting out, slowing down, or looking for a cozy retreat for hunting and RVing with friends, this property offers endless possibilities. Don't miss out on this unique opportunity!

19. 2024-07-31
    historical
20. 2024-06-03
    price $94,900
21. 2023-10-05
    price $93,000
22. 2023-04-24
    price $89,000
23. 2023-03-08
    listed $83,000 New
24. 2022-07-30
    price $74,900

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $856 · $71/mo
• Expected delta: +$444/yr (+$37/mo · 107.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,338
• − Mortgage interest: −$5,209
• − Property taxes: −$412
• − Insurance: −$465
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,705
• Taxable income: $2,412
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $3,229/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: Dodge County
• NCES district ID: 1301770
• Math proficiency: 18% ▼ -21.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $34,856
• Composite: 18.1/100
• National rank: #8971
• State rank: #139 of 174 in GA

Livability — Chauncey

• Score: 61/100
• State rank: #328
• US rank: #17319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,327

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 19,669 people
• By 2030: 18,784 · -4.5%
• By 2040: 16,878 · -14.2%
• By 2050: 14,837 · -24.6%
• By 2075: 9,804 · -50.2%
• By 2100: 5,885 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 47% White 47% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+49.9) · D 24.9% · R 74.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -35.9pp · 2024: -49.9pp
• All cycles: 2024: R+49.9 2020: R+45.5 2016: R+45.5 2012: R+35.9 2008: R+35.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.70%
• Current HPI: 204.9892
• 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

+24.2% since first listed

7 events — show timeline

• 2025-01-30 Listed $93,000 GAMLS
• 2024-07-31 Listing Removed — GAMLS
• 2024-06-03 Price Changed $94,900 GAMLS
• 2023-10-05 Price Changed $93,000 GAMLS
• 2023-04-24 Price Changed $89,000 GAMLS
• 2023-03-08 Listed $83,000 GAMLS
• 2022-07-30 Price Changed $74,900 GAMLS

Property tax history

+1.2%/yr

Latest (2024): $412 · -0.1% YoY. Source: county tax records.