113 N Fifth St · Glenwood, GA 30428

$129,900

3 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 63 Days on market

Built 1940 0.69 ac lot $91/sqft · 37% above area Est $95k · 37% over

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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).

• Cash flow +25.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• 1% rule +5.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This home has been updated and on a large lot. Beautiful vaulted wood ceiling with exposed beams. Split floor plan with 3 bedrooms and 2 baths. The laundry room is conveniently located within the primary suite. Open concept with the kitchen open to living room. On demand gas water heater. Call for appointment, do not disturb.

Key facts

• Open concept
• Laundry room
• Vaulted wood ceiling

Tags

• VAULTED WOOD CEILING
• EXPOSED BEAMS
• LAUNDRY ROOM
• OPEN CONCEPT
• ON DEMAND GAS WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#536 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Wheeler County (rural): math 31% / reading 29% proficiency, ranked #100 of 174 in GA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 2 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Wheeler County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $130k implies a 160% 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: severe wind risk, 80% chance of damaging wind over 30y; 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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.07% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (median comp): $95,105
• List price: $129,900
• Delta: 36.59%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

9.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 3.50×
• Total profit: $90,921
• Equity at exit: $116,916

10-year hold

• IRR: 27.6%
• Equity multiple: 7.92×
• Total profit: $251,633
• Equity at exit: $252,018

Cash invested: $36,372 (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 30428

• Home prices YoY: 4.7%
• Active inventory: 5
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,391 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$45 /mo · $535/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $319

Break-even live

Break-even rent $987

Max offer price $129,900

Occupancy floor 72%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 N 2nd St Unit 218A Glenwood, GA	3.0	2.0	1806	$1,950	$1.08	14d	1	0.32mi
12 S 2nd St Glenwood, GA	3.0	1.0	1080	$800	$0.74	43d	1	0.33mi

Listing history 21 events

1. 2026-06-18
   days on market $129,900 Active 63 DOM
2. 2026-06-17
   days on market $129,900 Active 62 DOM
3. 2026-06-16
   days on market $129,900 Active 61 DOM
4. 2026-06-15
   statusdays on market $129,900 Active 60 DOM
5. 2026-06-14
   days on market $129,900 Price Change 58 DOM
6. 2026-06-13
   pricestatusdays on market $129,900 Price Change 57 DOM
7. 2026-06-10
   days on market $143,500 Active 55 DOM
8. 2026-06-09
   days on market $143,500 Active 54 DOM
9. 2026-06-08
   days on market $143,500 Active 53 DOM
10. 2026-06-07
    days on market $143,500 Active 52 DOM
11. 2026-06-03
    days on market $143,500 Active 48 DOM
12. 2026-06-02
    days on market $143,500 Active 47 DOM
13. 2026-06-01
    days on market $143,500 Active 46 DOM
14. 2026-05-31
    days on market $143,500 Active 45 DOM
15. 2026-05-30
    days on market $143,500 Active 44 DOM
16. 2026-05-10
    price $143,500 327-char remark

    Show marketing remark (327 chars)

    This home has been updated and on a large lot. Beautiful vaulted wood ceiling with exposed beams. Split floor plan with 3 bedrooms and 2 baths. The laundry room is conveniently located within the primary suite. Open concept with the kitchen open to living room. On demand gas water heater. Call for appointment, do not disturb.

17. 2026-04-15
    listed $158,900 New 327-char remark

    Show marketing remark (327 chars)

    This home has been updated and on a large lot. Beautiful vaulted wood ceiling with exposed beams. Split floor plan with 3 bedrooms and 2 baths. The laundry room is conveniently located within the primary suite. Open concept with the kitchen open to living room. On demand gas water heater. Call for appointment, do not disturb.

18. 2025-07-08
    soldstatus $50,000 Sold 242-char remark

    Show marketing remark (242 chars)

    Quiet small town Living. this spacious Home can be Yours with a Few updates and Improvements Primary Bath is in process of remodeling. Newer Metal roof. Large Lot. Carport and much more. All Buyers must have Pre approval. Property Sold AS IS

19. 2025-06-05
    status Under Contract 242-char remark

    Show marketing remark (242 chars)

    Quiet small town Living. this spacious Home can be Yours with a Few updates and Improvements Primary Bath is in process of remodeling. Newer Metal roof. Large Lot. Carport and much more. All Buyers must have Pre approval. Property Sold AS IS

20. 2025-05-09
    status Pending Offer Approval 242-char remark

    Show marketing remark (242 chars)

    Quiet small town Living. this spacious Home can be Yours with a Few updates and Improvements Primary Bath is in process of remodeling. Newer Metal roof. Large Lot. Carport and much more. All Buyers must have Pre approval. Property Sold AS IS

21. 2025-04-17
    listed $49,900 New 242-char remark

    Show marketing remark (242 chars)

    Quiet small town Living. this spacious Home can be Yours with a Few updates and Improvements Primary Bath is in process of remodeling. Newer Metal roof. Large Lot. Carport and much more. All Buyers must have Pre approval. Property Sold AS IS

ⓘ 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: $535 · $45/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$660/yr (+$55/mo · 123.2%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,695
• − Mortgage interest: −$7,276
• − Property taxes: −$535
• − Insurance: −$650
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$3,779
• Taxable income: $1,784
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $3,402/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: Wheeler County
• NCES district ID: 1305640
• Math proficiency: 31% ▼ -2.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $30,253
• Composite: 24.33/100
• National rank: #7700
• State rank: #100 of 174 in GA

Livability — Glenwood

• Score: 54/100
• State rank: #536
• US rank: #23906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenwood, GA
• Population (ZIP): 2,941

Population outlook (Wheeler County) Hauer SSP2

• Today (2025): 8,085 people
• By 2030: 8,154 · +0.9%
• By 2040: 8,230 · +1.8%
• By 2050: 8,421 · +4.2%
• By 2075: 8,395 · +3.8%
• By 2100: 6,792 · -16.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 28% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 1%
• Foreign-born: 1%
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Wheeler

• 2024 margin: Solid R (+45.1) · D 27.3% · R 72.4%
• 2008→2024 swing: -17.3pp toward R · 2008: -27.8pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.1 2016: R+36.9 2012: R+27.5 2008: R+27.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.99%
• Current HPI: 221.2434
• 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

+187.6% since first listed

6 events — show timeline

• 2026-05-10 Price Changed $143,500 GAMLS
• 2026-04-15 Listed $158,900 GAMLS
• 2025-07-08 Sold (MLS) $50,000 GAMLS
• 2025-06-05 Pending — GAMLS
• 2025-05-09 Pending — GAMLS
• 2025-04-17 Listed $49,900 GAMLS

Property tax history

+7.0%/yr

Latest (2025): $535 · +0.0% YoY. Source: county tax records.