287 Moores Ferry Dr SW · Plainville, GA 30733

$220,000

3 bd · 1.5 ba · 1,593 sqft · SingleFamily public records · 65 Days on market

Built 1973 1.42 ac lot $138/sqft · 15% below area Est $260k · 15% under

---

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).

• ARV discount +14.4/15.0
• Appreciation +10.0/10.0
• Cash flow +9.6/30.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Reno-Ready 4-Sided Brick Rancher in Plainville! Reminiscent of simpler times, this one-level charmer is situated on 1.4+/- acres, with approximately one acre surrounding the house, and the other portion just across Moores Ferry Road. Covered front porch opens to the living room, which flows to the den, located on the back side of the home. The generously-sized, eat-in kitchen opens to the spacious laundry room with canning pantry. A flex room is in place, offering many future possibilities for the next owner. The primary suite features a half bath, and there are two other bedrooms in place, as well as a full bathroom in the hallway. Outside are ideal spaces for future garden spots, as well as a storage building. Great opportunity for some sweat equity to make this property shine to its full potential! Welcome Home to 287 Moores Ferry Drive!

Key facts

• 1.42 acre lot
• Built 1973
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (27.3% below list).
• Recommended offer: $160k (27.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#281 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Gordon County (rural): math 34% / reading 36% proficiency, ranked #65 of 174 in GA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 414 units permitted in Gordon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $180k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $160,000 (27.3% 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 65 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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. Crime grade is D 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?
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: 0.73% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.94%
• DSCR: 0.87
• GRM: 11.5

CMA / ARV

• ARV (median comp): $259,831
• List price: $220,000
• Delta: -15.33%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
455 River Bend Rd SW	0.61mi	3/1.0	1,424 (-11%)	4mo	$289,000	$203	49

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.79×
• Total profit: $110,178
• Equity at exit: $198,193

10-year hold

• IRR: 19.9%
• Equity multiple: 6.39×
• Total profit: $331,923
• Equity at exit: $427,412

Cash invested: $61,600 (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 30733

• Home prices YoY: 9.4%
• Active inventory: 15
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$169 /mo · $2,032/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-151

Break-even live

Break-even rent $1,791

Max offer price $193,375

Occupancy floor —

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
191 Forrest Dr SW Plainville, GA	2.0	2.0	1460	$1,600	$1.10	11d	1	1.40mi

Listing history 25 events

1. 2026-06-19
   days on market $220,000 Active 65 DOM
2. 2026-06-18
   days on market $220,000 Active 64 DOM
3. 2026-06-17
   days on market $220,000 Active 63 DOM
4. 2026-06-16
   days on market $220,000 Active 62 DOM
5. 2026-06-15
   days on market $220,000 Active 61 DOM
6. 2026-06-14
   days on market $220,000 Active 59 DOM
7. 2026-06-13
   days on market $220,000 Active 58 DOM
8. 2026-06-10
   days on market $220,000 Active 56 DOM
9. 2026-06-09
   days on market $220,000 Active 55 DOM
10. 2026-06-08
    days on market $220,000 Active 54 DOM
11. 2026-06-07
    days on market $220,000 Active 53 DOM
12. 2026-06-03
    days on market $220,000 Active 49 DOM
13. 2026-06-02
    days on market $220,000 Active 48 DOM
14. 2026-06-01
    days on market $220,000 Active 47 DOM
15. 2026-05-31
    days on market $220,000 Active 46 DOM
16. 2026-05-30
    days on market $220,000 Active 45 DOM
17. 2026-04-15
    listed $229,900 Active 852-char remark

    Show marketing remark (852 chars)

    Reno-Ready 4-Sided Brick Rancher in Plainville! Reminiscent of simpler times, this one-level charmer is situated on 1.4+/- acres, with approximately one acre surrounding the house, and the other portion just across Moores Ferry Road. Covered front porch opens to the living room, which flows to the den, located on the back side of the home. The generously-sized, eat-in kitchen opens to the spacious laundry room with canning pantry. A flex room is in place, offering many future possibilities for the next owner. The primary suite features a half bath, and there are two other bedrooms in place, as well as a full bathroom in the hallway. Outside are ideal spaces for future garden spots, as well as a storage building. Great opportunity for some sweat equity to make this property shine to its full potential! Welcome Home to 287 Moores Ferry Drive!

18. 2021-03-16
    soldstatus $179,900
19. 2021-03-12
    soldstatus $179,900 Closed 583-char remark

    Show marketing remark (583 chars)

    This charming, 4 sided brick country ranch could be your dream home. It has 3 spacious bedrooms. The large laundry room/pantry has lots of shelves for canning & storage. The eat-in kitchen, opens up into a large separate dining room. It has both a living room(being used now as an office) & a den. This home has been meticulously maintained. Sitting on top of a lovely hill with a peaceful view of the countryside, there are several great garden spots. Rock away on the front porch, or the brick patio in the back, could provide lots of enjoyable outside entertaining.

20. 2021-02-04
    status Pending 583-char remark

    Show marketing remark (583 chars)

    This charming, 4 sided brick country ranch could be your dream home. It has 3 spacious bedrooms. The large laundry room/pantry has lots of shelves for canning & storage. The eat-in kitchen, opens up into a large separate dining room. It has both a living room(being used now as an office) & a den. This home has been meticulously maintained. Sitting on top of a lovely hill with a peaceful view of the countryside, there are several great garden spots. Rock away on the front porch, or the brick patio in the back, could provide lots of enjoyable outside entertaining.

21. 2021-01-25
    historical Active Under Contract 583-char remark

    Show marketing remark (583 chars)

    This charming, 4 sided brick country ranch could be your dream home. It has 3 spacious bedrooms. The large laundry room/pantry has lots of shelves for canning & storage. The eat-in kitchen, opens up into a large separate dining room. It has both a living room(being used now as an office) & a den. This home has been meticulously maintained. Sitting on top of a lovely hill with a peaceful view of the countryside, there are several great garden spots. Rock away on the front porch, or the brick patio in the back, could provide lots of enjoyable outside entertaining.

22. 2021-01-06
    status Active 583-char remark

    Show marketing remark (583 chars)

    This charming, 4 sided brick country ranch could be your dream home. It has 3 spacious bedrooms. The large laundry room/pantry has lots of shelves for canning & storage. The eat-in kitchen, opens up into a large separate dining room. It has both a living room(being used now as an office) & a den. This home has been meticulously maintained. Sitting on top of a lovely hill with a peaceful view of the countryside, there are several great garden spots. Rock away on the front porch, or the brick patio in the back, could provide lots of enjoyable outside entertaining.

23. 2020-12-24
    historical Active Under Contract 583-char remark

    Show marketing remark (583 chars)

    This charming, 4 sided brick country ranch could be your dream home. It has 3 spacious bedrooms. The large laundry room/pantry has lots of shelves for canning & storage. The eat-in kitchen, opens up into a large separate dining room. It has both a living room(being used now as an office) & a den. This home has been meticulously maintained. Sitting on top of a lovely hill with a peaceful view of the countryside, there are several great garden spots. Rock away on the front porch, or the brick patio in the back, could provide lots of enjoyable outside entertaining.

24. 2020-12-09
    listed $179,900 Active 583-char remark

    Show marketing remark (583 chars)

    This charming, 4 sided brick country ranch could be your dream home. It has 3 spacious bedrooms. The large laundry room/pantry has lots of shelves for canning & storage. The eat-in kitchen, opens up into a large separate dining room. It has both a living room(being used now as an office) & a den. This home has been meticulously maintained. Sitting on top of a lovely hill with a peaceful view of the countryside, there are several great garden spots. Rock away on the front porch, or the brick patio in the back, could provide lots of enjoyable outside entertaining.

25. 1988-08-30
    soldstatus $40,000

ⓘ 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: $2,032 · $169/mo
• Projected year-2 tax: $2,032 · $169/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$12,323
• − Property taxes: −$2,032
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$6,400
• Taxable loss: −$5,728
• Est. tax savings @ 24.0%: +$1,375
• After-tax cash flow: $-434/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: Gordon County
• NCES district ID: 1302430
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $43,906
• Composite: 29.77/100
• National rank: #6430
• State rank: #65 of 174 in GA

Livability — Plainville

• Score: 63/100
• State rank: #281
• US rank: #15131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,598

Population outlook (Gordon County) Hauer SSP2

• Today (2025): 59,151 people
• By 2030: 59,968 · +1.4%
• By 2040: 60,579 · +2.4%
• By 2050: 59,396 · +0.4%
• By 2075: 52,383 · -11.4%
• By 2100: 41,219 · -30.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Gordon

• 2024 margin: Solid R (+63.4) · D 18.1% · R 81.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -50.2pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+62.5 2016: R+63.6 2012: R+57.8 2008: R+50.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.46%
• Current HPI: 273.5069
• 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

+474.7% since first listed

9 events — show timeline

• 2026-04-15 Listed $229,900 FMLS
• 2021-03-16 Sold (Public Records) $179,900 Public Records
• 2021-03-12 Sold (MLS) $179,900 FMLS
• 2021-02-04 Pending — FMLS
• 2021-01-25 Contingent — FMLS
• 2021-01-06 Relisted — FMLS
• 2020-12-24 Contingent — FMLS
• 2020-12-09 Listed $179,900 FMLS
• 1988-08-30 Sold (Public Records) $40,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,032 · +4.2% YoY. Source: county tax records.