124 Bradshaw Rd · Hannahs Mill, GA 30286

$105,000

3 bd · 1.0 ba · 1,764 sqft · SingleFamily public records · 150 Days on market

Built 1900 3.88 ac lot ↓ 25% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hud home sold as is, 3 bedroom 1 bathroom, 2 fireplaces located on 4.64 acres. Case# 105-617803 Uninsured - Property sold as-is Information deemed reliable but not guaranteed.

Key facts

• Roof update
• Updated wiring
• Two barns

Tags

• 3.8 ACRES
• VALUABLE ROAD FRONTAGE
• UPDATED ELECTRICAL BOX
• UPDATED WIRING
• ROOF UPDATE
• TWO BARNS

Property features AI

Finance

• Other: Approximately 3.88-acre lot
• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Well water; Septic tank; Electricity available; Propane available; Water available
• Home design: Single-family residence (house); Built in 1900; Property described as a fixer
• Construction: Vinyl siding construction; Composition roof; Crawl space foundation; Originally built in 1900
• Exterior features: Level lot; Composition roof; Vinyl siding

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms on the main level
• Flooring: Flooring described as 'Other'
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Heating present (type listed as Other); Cooling present (type listed as Other)
• Interior features: One-level living; Crawl space foundation; Two fireplaces
• Laundry & utility: Laundry features described as 'Other'

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.5% in Hannahs Mill — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#307 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Thomaston-Upson County (rural): math 26% / reading 26% proficiency, ranked #123 of 174 in GA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Upson-Lee Primary School (1,049 students, 95% FRL); Upson-Lee Middle School (math 22% / reading 32%, grade F, #271 of 470 statewide, top 60%, 927 students, 83% FRL); Upson-Lee High School (math 18% / reading 17%, grade F, #264 of 424 statewide, top 63%, 1,178 students, 70% FRL) — zoned schools average 83% FRL vs 60% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 201 active listings in the ZIP; 111 units permitted in Upson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Upson County population projected at -27% 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% 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.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.36%
• DSCR: 1.77
• GRM: 6.0

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: 8.7%
• Equity multiple: 1.34×
• Total profit: $10,092
• Equity at exit: $15,656

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $43,739
• Equity at exit: $9,078

Cash invested: $29,400 (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 30286

• Home prices YoY: -14.7%
• Active inventory: 201
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $425

Break-even live

Break-even rent $909

Max offer price $105,000

Occupancy floor 66%

Sensitivity live

Price	-10% $485	-5% $455	+0% $425	+5% $396	+10% $366
Rent	-10% $311	-5% $368	+0% $425	+5% $482	+10% $540
Rate	-1.0pp $478	-0.5pp $452	base $425	+0.5pp $398	+1.0pp $370

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-21
   days on market $105,000 Active 150 DOM
2. 2026-06-21
   days on market $105,000 Active 149 DOM
3. 2026-06-18
   days on market $105,000 Active 147 DOM
4. 2026-06-17
   days on market $105,000 Active 146 DOM
5. 2026-06-16
   days on market $105,000 Active 145 DOM
6. 2026-06-15
   days on market $105,000 Active 144 DOM
7. 2026-06-13
   days on market $105,000 Active 142 DOM
8. 2026-06-12
   days on market $105,000 Active 141 DOM
9. 2026-06-09
   days on market $105,000 Active 138 DOM
10. 2026-06-08
    days on market $105,000 Active 137 DOM
11. 2026-06-07
    days on market $105,000 Active 136 DOM
12. 2026-06-07
    days on market $105,000 Active 135 DOM
13. 2026-06-04
    days on market $105,000 Active 132 DOM
14. 2026-06-02
    days on market $105,000 Active 131 DOM
15. 2026-06-01
    days on market $105,000 Active 130 DOM
16. 2026-05-31
    days on market $105,000 Active 129 DOM
17. 2026-05-31
    days on market $105,000 Active 128 DOM
18. 2026-01-19
    listed $105,000 New
19. 2025-11-17
    historical
20. 2025-09-25
    price $128,000
21. 2025-08-21
    status Back On Market
22. 2025-08-19
    status Under Contract
23. 2025-05-20
    price $118,000
24. 2025-05-08
    price $133,000
25. 2025-04-20
    price $147,000
26. 2025-04-08
    price $150,000
27. 2025-04-04
    status Back On Market
28. 2025-03-28
    historical Active Under Contract
29. 2025-03-14
    price $180,000
30. 2025-03-05
    listed $240,000 New
31. 2024-01-16
    soldstatus $99,000
32. 2024-01-12
    soldstatus $99,000 Sold 175-char remark

    Show marketing remark (175 chars)

    Hud home sold as is, 3 bedroom 1 bathroom, 2 fireplaces located on 4.64 acres. Case# 105-617803 Uninsured - Property sold as-is Information deemed reliable but not guaranteed.

33. 2023-12-28
    status Under Contract 175-char remark

    Show marketing remark (175 chars)

    Hud home sold as is, 3 bedroom 1 bathroom, 2 fireplaces located on 4.64 acres. Case# 105-617803 Uninsured - Property sold as-is Information deemed reliable but not guaranteed.

34. 2023-12-08
    status Pending Offer Approval 175-char remark

    Show marketing remark (175 chars)

    Hud home sold as is, 3 bedroom 1 bathroom, 2 fireplaces located on 4.64 acres. Case# 105-617803 Uninsured - Property sold as-is Information deemed reliable but not guaranteed.

35. 2023-12-06
    price $112,000 175-char remark

    Show marketing remark (175 chars)

    Hud home sold as is, 3 bedroom 1 bathroom, 2 fireplaces located on 4.64 acres. Case# 105-617803 Uninsured - Property sold as-is Information deemed reliable but not guaranteed.

36. 2023-11-03
    price $126,000 175-char remark

    Show marketing remark (175 chars)

    Hud home sold as is, 3 bedroom 1 bathroom, 2 fireplaces located on 4.64 acres. Case# 105-617803 Uninsured - Property sold as-is Information deemed reliable but not guaranteed.

37. 2023-10-24
    status Back On Market 175-char remark

    Show marketing remark (175 chars)

    Hud home sold as is, 3 bedroom 1 bathroom, 2 fireplaces located on 4.64 acres. Case# 105-617803 Uninsured - Property sold as-is Information deemed reliable but not guaranteed.

38. 2023-10-12
    status Pending Offer Approval 175-char remark

    Show marketing remark (175 chars)

    Hud home sold as is, 3 bedroom 1 bathroom, 2 fireplaces located on 4.64 acres. Case# 105-617803 Uninsured - Property sold as-is Information deemed reliable but not guaranteed.

39. 2023-09-18
    listed $140,000 New 175-char remark

    Show marketing remark (175 chars)

    Hud home sold as is, 3 bedroom 1 bathroom, 2 fireplaces located on 4.64 acres. Case# 105-617803 Uninsured - Property sold as-is Information deemed reliable but not guaranteed.

ⓘ 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: $1,480 · $123/mo
• Projected year-2 tax: $1,480 · $123/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,363
• − Mortgage interest: −$5,882
• − Property taxes: −$1,480
• − Insurance: −$525
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$3,055
• Taxable income: $3,644
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $4,230/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: Thomaston-Upson County
• NCES district ID: 1305280
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $34,757
• Composite: 21.44/100
• National rank: #8338
• State rank: #123 of 174 in GA

Livability — Hannahs Mill

• Score: 62/100
• State rank: #307
• US rank: #16712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24,616

Population outlook (Upson County) Hauer SSP2

• Today (2025): 24,396 people
• By 2030: 23,158 · -5.1%
• By 2040: 20,522 · -15.9%
• By 2050: 17,828 · -26.9%
• By 2075: 12,216 · -49.9%
• By 2100: 7,779 · -68.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 27% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Upson

• 2024 margin: Solid R (+39.7) · D 30.0% · R 69.7%
• 2008→2024 swing: -11.5pp toward R · 2008: -28.3pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+34.1 2016: R+35.0 2012: R+29.1 2008: R+28.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.56%
• Current HPI: 316.6771
• 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

-25.0% since first listed

22 events — show timeline

• 2026-01-19 Listed $105,000 GAMLS
• 2025-11-17 Listing Removed — GAMLS
• 2025-09-25 Price Changed $128,000 GAMLS
• 2025-08-21 Relisted — GAMLS
• 2025-08-19 Pending — GAMLS
• 2025-05-20 Price Changed $118,000 GAMLS
• 2025-05-08 Price Changed $133,000 GAMLS
• 2025-04-20 Price Changed $147,000 GAMLS
• 2025-04-08 Price Changed $150,000 GAMLS
• 2025-04-04 Relisted — GAMLS
• 2025-03-28 Contingent — GAMLS
• 2025-03-14 Price Changed $180,000 GAMLS
• 2025-03-05 Listed $240,000 GAMLS
• 2024-01-16 Sold (Public Records) $99,000 Public Records
• 2024-01-12 Sold (MLS) $99,000 GAMLS
• 2023-12-28 Pending — GAMLS
• 2023-12-08 Pending — GAMLS
• 2023-12-06 Price Changed $112,000 GAMLS
• 2023-11-03 Price Changed $126,000 GAMLS
• 2023-10-24 Relisted — GAMLS
• 2023-10-12 Pending — GAMLS
• 2023-09-18 Listed $140,000 GAMLS

Property tax history

+4.8%/yr

Latest (2025): $1,480 · +5.1% YoY. Source: county tax records.