349 New Hope Vesta Rd · Rayle, GA 30627

$72,900

3 bd · 1.0 ba · 1,110 sqft · SingleFamily · 47 Days on market

Built 1945 Poor condition 4.75 ac lot ↓ 34% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +3.4/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.2/5.0
• Condition / age +1.0/5.0

Listing remarks

Welcome to creating your special home in an abundance of land. If you are looking to build a home on several acres of quite semi wooden land then this is the property for you.

Key facts

• Several acres
• Semi wooded land
• 4.75 acre lot

Tags

• SEVERAL ACRES
• SEMI WOODED LAND

Property features AI

Finance

• Other: No community features listed
• Financial info: Listing marketed for cash buyers; Sold/Offered as-is; estate-owned
• HOA & community: No HOA

Exterior

• Parking: No parking listed
• Utilities: Well water; Septic tank; Electricity available on property
• Home design: Single-family residence (house); Built in 1945; Fixer condition
• Construction: Wood siding; Tile and wood roof
• Exterior features: Open, private, sloped lot; Lot size about 4.75 acres

Interior

• Kitchen: No appliances listed
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Propane heating; Window air conditioning units
• Interior features: One-level floorplan; Public records list living area as 1,110; Family room
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 45/100 on livability (#602 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Oglethorpe County (rural): math 40% / reading 33% proficiency, ranked #58 of 174 in GA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 140 units permitted in Oglethorpe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $504 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Oglethorpe County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,713 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.51% ✓
• Cap rate: 12.31%
• Cash-on-cash: 21.49%
• DSCR: 1.96
• GRM: 5.5

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: 14.1%
• Equity multiple: 1.56×
• Total profit: $11,485
• Equity at exit: $10,870

10-year hold

• IRR: 22.9%
• Equity multiple: 2.96×
• Total profit: $40,047
• Equity at exit: $6,303

Cash invested: $20,412 (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 30627

• Home prices YoY: -1.1%
• Active inventory: 22
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,094/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $366

Break-even live

Break-even rent $638

Max offer price $72,900

Occupancy floor 62%

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $72,900 Active 47 DOM
2. 2026-06-18
   days on market $72,900 Active 46 DOM
3. 2026-06-17
   days on market $72,900 Active 45 DOM
4. 2026-06-16
   days on market $72,900 Active 44 DOM
5. 2026-06-15
   days on market $72,900 Active 43 DOM
6. 2026-06-14
   days on market $72,900 Active 41 DOM
7. 2026-06-13
   days on market $72,900 Active 40 DOM
8. 2026-06-10
   days on market $72,900 Active 38 DOM
9. 2026-06-09
   days on market $72,900 Active 37 DOM
10. 2026-06-08
    days on market $72,900 Active 36 DOM
11. 2026-06-07
    days on market $72,900 Active 35 DOM
12. 2026-06-02
    days on market $72,900 Active 30 DOM
13. 2026-06-01
    days on market $72,900 Active 29 DOM
14. 2026-05-31
    days on market $72,900 Active 28 DOM
15. 2026-05-30
    days on market $72,900 Active 27 DOM
16. 2026-04-25
    listed $72,900 New 175-char remark
17. 2025-09-30
    historical
18. 2025-03-23
    listed $110,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,205
• − Mortgage interest: −$4,084
• − Property taxes: −$1,094
• − Insurance: −$364
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,121
• Taxable income: $3,430
• Est. tax owed @ 24.0%: −$823
• After-tax cash flow: $3,563/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.

Condition & rehab AI · 8 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements to become habitable and increase its value for both resale and rental.

Repairs flagged

• Major structural repairs — The house and outbuildings are in a state of disrepair and require significant structural work.
• Major roof repair/replacement — The roof is damaged and requires repair or replacement.
• Major flooring replacement — The flooring is damaged and needs to be replaced.
• Major interior wall repairs — The interior walls and paint are in poor condition and require extensive repairs.
• Major HVAC/mechanical replacement — The property appears uninhabitable due to the lack of functional HVAC and mechanical systems.
• Major landscaping and curb appeal — The property is surrounded by overgrown vegetation and requires landscaping and curb appeal improvements.

Value-add opportunities

• Both structural repairs and roof replacement — These repairs would make the property habitable and increase its value for both resale and rental.
• Both flooring replacement — Replacing the damaged flooring would improve the property's appearance and increase its value.
• Both interior wall repairs and paint — Repairing the interior walls and repainting would improve the property's appearance and increase its value.
• Both HVAC/mechanical replacement — Replacing the HVAC and mechanical systems would make the property habitable and increase its value.
• Both landscaping and curb appeal — Landscaping and curb appeal improvements would enhance the property's appearance and increase its value.
• Both foundation and structural repairs — These repairs would ensure the property's structural integrity and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
structural repairs · The house and outbuildings are in a state of disrepair and require significant structural work.	Major	$15,000–50,000
roof repair/replacement · The roof is damaged and requires repair or replacement.	Major	$15,000–50,000
flooring replacement · The flooring is damaged and needs to be replaced.	Major	$15,000–50,000
interior wall repairs · The interior walls and paint are in poor condition and require extensive repairs.	Major	$15,000–50,000
HVAC/mechanical replacement · The property appears uninhabitable due to the lack of functional HVAC and mechanical systems.	Major	$15,000–50,000
landscaping and curb appeal · The property is surrounded by overgrown vegetation and requires landscaping and curb appeal improvements.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both structural repairs and roof replacement — These repairs would make the property habitable and increase its value for both resale and rental. ↑
• Both flooring replacement — Replacing the damaged flooring would improve the property's appearance and increase its value. ↑
• Both interior wall repairs and paint — Repairing the interior walls and repainting would improve the property's appearance and increase its value. ↑
• Both HVAC/mechanical replacement — Replacing the HVAC and mechanical systems would make the property habitable and increase its value. ↑
• Both landscaping and curb appeal — Landscaping and curb appeal improvements would enhance the property's appearance and increase its value. ↑
• Both foundation and structural repairs — These repairs would ensure the property's structural integrity and increase its value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Oglethorpe County
• NCES district ID: 1303990
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 33% ▼ -13.00%
• Median HH income: $43,507
• Composite: 31.01/100
• National rank: #6093
• State rank: #58 of 174 in GA

Livability — Rayle

• Score: 45/100
• State rank: #602
• US rank: #26663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,304

Population outlook (Oglethorpe County) Hauer SSP2

• Today (2025): 14,904 people
• By 2030: 14,658 · -1.7%
• By 2040: 13,902 · -6.7%
• By 2050: 12,924 · -13.3%
• By 2075: 11,049 · -25.9%
• By 2100: 9,317 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Oglethorpe

• 2024 margin: Solid R (+42.4) · D 28.5% · R 70.9%
• 2008→2024 swing: -12.7pp toward R · 2008: -29.7pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+38.8 2016: R+42.0 2012: R+37.3 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.18%
• Current HPI: 290.5906
• 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

-33.7% since first listed

3 events — show timeline

• 2026-04-25 Listed $72,900 GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-03-23 Listed $110,000 GAMLS