508 River Road Rd · Eton, GA 30705

$199,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 68 Days on market

Built 1940 $174/sqft · 8% above area Est $265k · 25% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +1.3/10.0
• 1% rule +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! USDA-eligible dream home on a level lot in Chatsworth! This fully updated property features a large driveway with ample parking and a welcoming covered front deck perfect for relaxing. A second private deck offers direct access to the master suite. Inside, enjoy a spacious layout with oversized bedrooms, a separate dining room, and a bright, open kitchen ideal for entertaining. The master suite boasts a beautifully designed walk-in shower and a generous walk-in closet. While the home has older structural bones, it has been inspected and the floors are solid and sturdy. Move-in ready with modern updates throughout—don't miss this opportunity!

Key facts

• Private deck
• Master suite
• Large driveway

Tags

• LEVEL LOT
• LARGE DRIVEWAY
• COVERED FRONT DECK
• PRIVATE DECK
• MASTER SUITE
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (24.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (42.5% below list).
• Recommended offer: $115k (42.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#65 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Murray County (other): math 25% / reading 31% proficiency, ranked #107 of 174 in GA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Woodlawn Elementary School (math 30% / reading 33%, grade F, #612 of 1,228 statewide, top 50%, 549 students, 64% FRL); Bagley Middle School (math 27% / reading 35%, grade F, #237 of 470 statewide, top 51%, 527 students, 67% FRL); North Murray High School (math 21% / reading 44%, grade F, #104 of 424 statewide, top 25%, 1,035 students, 58% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 281 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 125 units permitted in Murray County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Murray County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $70k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $200k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $115,000 (42.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.58% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 14.5

CMA / ARV

• ARV (median comp): $265,244
• List price: $199,900
• Delta: -24.64%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.8%
• Equity multiple: 0.10×
• Total profit: $-50,416
• Equity at exit: $29,806

10-year hold

• IRR: -24.5%
• Equity multiple: -0.20×
• Total profit: $-67,388
• Equity at exit: $17,284

Cash invested: $55,972 (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 30705

• Home prices YoY: -11.2%
• Active inventory: 281
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-281

Break-even live

Break-even rent $1,506

Max offer price $150,188

Occupancy floor —

Sensitivity live

Price	-10% $-168	-5% $-225	+0% $-281	+5% $-338	+10% $-395
Rent	-10% $-372	-5% $-327	+0% $-281	+5% $-236	+10% $-191
Rate	-1.0pp $-181	-0.5pp $-231	base $-281	+0.5pp $-333	+1.0pp $-386

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
394 Fullers Chapel Rd Chatsworth, GA	2.0	2.0	850	$1,150	$1.35	45d	1	0.99mi

Listing history 25 events

1. 2026-06-22
   days on market $199,900 Active 68 DOM
2. 2026-06-19
   days on market $199,900 Active 66 DOM
3. 2026-06-18
   days on market $199,900 Active 65 DOM
4. 2026-06-17
   days on market $199,900 Active 64 DOM
5. 2026-06-16
   days on market $199,900 Active 63 DOM
6. 2026-06-15
   pricedays on market $199,900 Active 62 DOM
7. 2026-06-14
   days on market $219,900 Active 60 DOM
8. 2026-06-13
   days on market $219,900 Active 59 DOM
9. 2026-06-10
   days on market $219,900 Active 57 DOM
10. 2026-06-09
    pricedays on market $219,900 Active 56 DOM
11. 2026-06-08
    days on market $224,900 Active 55 DOM
12. 2026-06-07
    days on market $224,900 Active 54 DOM
13. 2026-06-05
    days on market $224,900 Active 51 DOM
14. 2026-06-02
    pricedays on market $224,900 Active 49 DOM
15. 2026-06-01
    days on market $239,900 Active 48 DOM
16. 2026-05-31
    days on market $239,900 Active 47 DOM
17. 2026-05-30
    days on market $239,900 Active 46 DOM
18. 2026-05-15
    price $239,900 660-char remark

    Show marketing remark (660 chars)

    WOW! USDA-eligible dream home on a level lot in Chatsworth! This fully updated property features a large driveway with ample parking and a welcoming covered front deck perfect for relaxing. A second private deck offers direct access to the master suite. Inside, enjoy a spacious layout with oversized bedrooms, a separate dining room, and a bright, open kitchen ideal for entertaining. The master suite boasts a beautifully designed walk-in shower and a generous walk-in closet. While the home has older structural bones, it has been inspected and the floors are solid and sturdy. Move-in ready with modern updates throughout—don't miss this opportunity!

19. 2026-05-09
    price $249,900 660-char remark

    Show marketing remark (660 chars)

    WOW! USDA-eligible dream home on a level lot in Chatsworth! This fully updated property features a large driveway with ample parking and a welcoming covered front deck perfect for relaxing. A second private deck offers direct access to the master suite. Inside, enjoy a spacious layout with oversized bedrooms, a separate dining room, and a bright, open kitchen ideal for entertaining. The master suite boasts a beautifully designed walk-in shower and a generous walk-in closet. While the home has older structural bones, it has been inspected and the floors are solid and sturdy. Move-in ready with modern updates throughout—don't miss this opportunity!

20. 2026-05-07
    price $254,900 660-char remark

    Show marketing remark (660 chars)

    WOW! USDA-eligible dream home on a level lot in Chatsworth! This fully updated property features a large driveway with ample parking and a welcoming covered front deck perfect for relaxing. A second private deck offers direct access to the master suite. Inside, enjoy a spacious layout with oversized bedrooms, a separate dining room, and a bright, open kitchen ideal for entertaining. The master suite boasts a beautifully designed walk-in shower and a generous walk-in closet. While the home has older structural bones, it has been inspected and the floors are solid and sturdy. Move-in ready with modern updates throughout—don't miss this opportunity!

21. 2026-04-26
    price $259,000 660-char remark

    Show marketing remark (660 chars)

    WOW! USDA-eligible dream home on a level lot in Chatsworth! This fully updated property features a large driveway with ample parking and a welcoming covered front deck perfect for relaxing. A second private deck offers direct access to the master suite. Inside, enjoy a spacious layout with oversized bedrooms, a separate dining room, and a bright, open kitchen ideal for entertaining. The master suite boasts a beautifully designed walk-in shower and a generous walk-in closet. While the home has older structural bones, it has been inspected and the floors are solid and sturdy. Move-in ready with modern updates throughout—don't miss this opportunity!

22. 2026-04-19
    price $268,900 660-char remark

    Show marketing remark (660 chars)

    WOW! USDA-eligible dream home on a level lot in Chatsworth! This fully updated property features a large driveway with ample parking and a welcoming covered front deck perfect for relaxing. A second private deck offers direct access to the master suite. Inside, enjoy a spacious layout with oversized bedrooms, a separate dining room, and a bright, open kitchen ideal for entertaining. The master suite boasts a beautifully designed walk-in shower and a generous walk-in closet. While the home has older structural bones, it has been inspected and the floors are solid and sturdy. Move-in ready with modern updates throughout—don't miss this opportunity!

23. 2026-04-15
    status Active 660-char remark

    Show marketing remark (660 chars)

    WOW! USDA-eligible dream home on a level lot in Chatsworth! This fully updated property features a large driveway with ample parking and a welcoming covered front deck perfect for relaxing. A second private deck offers direct access to the master suite. Inside, enjoy a spacious layout with oversized bedrooms, a separate dining room, and a bright, open kitchen ideal for entertaining. The master suite boasts a beautifully designed walk-in shower and a generous walk-in closet. While the home has older structural bones, it has been inspected and the floors are solid and sturdy. Move-in ready with modern updates throughout—don't miss this opportunity!

24. 2026-04-11
    listed $269,900 Active 660-char remark

    Show marketing remark (660 chars)

    WOW! USDA-eligible dream home on a level lot in Chatsworth! This fully updated property features a large driveway with ample parking and a welcoming covered front deck perfect for relaxing. A second private deck offers direct access to the master suite. Inside, enjoy a spacious layout with oversized bedrooms, a separate dining room, and a bright, open kitchen ideal for entertaining. The master suite boasts a beautifully designed walk-in shower and a generous walk-in closet. While the home has older structural bones, it has been inspected and the floors are solid and sturdy. Move-in ready with modern updates throughout—don't miss this opportunity!

25. 2019-12-06
    soldstatus $53,000

ⓘ 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: $700 · $58/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$1,139/yr (+$95/mo · 162.8%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,800
• − Mortgage interest: −$11,198
• − Property taxes: −$700
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$5,815
• Taxable loss: −$7,120
• Est. tax savings @ 24.0%: +$1,709
• After-tax cash flow: $-1,668/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: Murray County
• NCES district ID: 1303840
• Math proficiency: 25% ▼ -13.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $38,127
• Composite: 23.39/100
• National rank: #7901
• State rank: #107 of 174 in GA

Livability — Eton

• Score: 72/100
• State rank: #65
• US rank: #6155

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 13
• Population (ZIP): 33,078

Population outlook (Murray County) Hauer SSP2

• Today (2025): 39,666 people
• By 2030: 39,301 · -0.9%
• By 2040: 38,248 · -3.6%
• By 2050: 37,015 · -6.7%
• By 2075: 35,253 · -11.1%
• By 2100: 34,727 · -12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Romanian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Murray

• 2024 margin: Solid R (+71.6) · D 14.1% · R 85.7%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.3pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+69.2 2016: R+68.8 2012: R+52.6 2008: R+45.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.36%
• Current HPI: 271.673
• 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

+352.6% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $239,900 CCARMLS
• 2026-05-09 Price Changed $249,900 CCARMLS
• 2026-05-07 Price Changed $254,900 CCARMLS
• 2026-04-26 Price Changed $259,000 CCARMLS
• 2026-04-19 Price Changed $268,900 CCARMLS
• 2026-04-15 Relisted — CCARMLS
• 2026-04-11 Listed $269,900 CCARMLS
• 2019-12-06 Sold (Public Records) $53,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $700 · +0.5% YoY. Source: county tax records.