715 Charles St

Ailey, GA 30410

$122,000C-

3 bd · 2.0 ba · 1,144 sqft · Built 1988 · SingleFamily · Under Contract · 29 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,116/mo
• Mortgage (P&I): −$640
• Tax + insurance: −$203
• HOA: −$0
• Vac / Maint / Mgmt: −$234
• Net cashflow: $38/mo
• Annual: $460/yr
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• 1% rule: 0.91%
• Cash to close: $34,160

Investor read

• This is a 3-bed/2.0-bath single-family listed at $122k. Condition is rated fair.
• At list price, monthly cash flow is $38 ($460/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (8.5% below list).
• It's been on market 29 days — a 2% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $112k (8.5% below list) — sets the bar for 1% rule.
• In year one you build about $5k of equity ($843 loan paydown + $4k appreciation (3.0% local appreciation)).
• Location reads 61/100 on livability (#331 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, employment D, crime D-.
• Montgomery County (rural): math 26% / reading 31% proficiency, ranked #105 of 174 in GA (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Montgomery County Elementary School (math 20% / reading 26%, grade F, #797 of 1,228 statewide, top 65%, 453 students, 95% FRL) — zoned schools average 95% FRL vs 73% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 23 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).
• Montgomery County population projected at -18% 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Moderate: Exterior siding — Weathered and needs repainting
• Minor: Kitchen cabinets — No visible damage