349 New Hope Vesta Rd

Rayle, GA 30627

$72,900B-

3 bd · 1.0 ba · 1,110 sqft · Built 1945 · SingleFamily · Active · 47 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,100/mo
• Mortgage (P&I): −$382
• Tax + insurance: −$122
• HOA: −$0
• Vac / Maint / Mgmt: −$231
• Net cashflow: $366/mo
• Annual: $4,386/yr
• Cap rate: 12.31%
• Cash-on-cash: 21.49%
• DSCR: 1.96
• 1% rule: 1.51%
• Cash to close: $20,412

Investor read

• This is a 3-bed/1.0-bath single-family listed at $73k. Condition is rated poor.
• 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).
• It's been on market 47 days — a 3% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.
• 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.
• 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.
• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 22 active listings in the ZIP; 140 units permitted in Oglethorpe County in 2024 (0 in 5+ unit buildings).
• Oglethorpe County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• 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?
• 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.

Repairs flagged (vision-AI assessment)

• 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.