203 N Parkway Dr · Sylvania, GA 30467

$115,000

2 bd · 2.0 ba · 1,767 sqft · SingleFamily public records · 14 Days on market

Built 2009 Est $223k · 48% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Sylvan Heights is this all brick home with a beautiful pond front view. This home is 1767 square feet with 3 bedrooms and 2 full bathrooms. It also has an office space and an extra living area that has new flooring. The back yard contains a spacious 24x20 garage/workshop.

Key facts

• Office space
• Extra living area
• New flooring

Tags

• POND FRONT VIEW
• OFFICE SPACE
• EXTRA LIVING AREA
• NEW FLOORING
• SPACIOUS GARAGE WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.2% vs local median 4.3% in Sylvania — 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 64/100 on livability (#259 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety C-, schools D-, amenities F.
• Screven County (town): math 39% / reading 33% proficiency, ranked #66 of 174 in GA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 76 active listings in the ZIP; 23 units permitted in Screven County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Screven County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 12y 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 $54k; list at $115k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $222,642
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Forest Rd	0.43mi	3/3.0 (+1)	1,749 (-1%)	1mo	$220,000	$126	68
215 Wildwood Dr	0.31mi	3/2.5 (+1)	1,596 (-10%)	10mo	$280,000	$175	54
211 Camelia Dr	0.56mi	3/2.0 (+1)	1,565 (-11%)	2mo	$249,000	$159	48
213 Hobby Ave	0.50mi	3/2.0 (+1)	1,944 (+10%)	14mo	$165,000	$85	43
307 Peachtree Cir	0.44mi	3/2.0 (+1)	1,542 (-13%)	21mo	$195,000	$126	36
226 N Main St	0.74mi	3/2.0 (+1)	2,002 (+13%)	11mo	$250,000	$125	29

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,148
• Equity at exit: $17,147

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $21,558
• Equity at exit: $9,943

Cash invested: $32,200 (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 30467

• Home prices YoY: -14.3%
• Active inventory: 76
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$134 /mo · $1,612/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $274

Break-even live

Break-even rent $994

Max offer price $115,000

Occupancy floor 75%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $115,000 Active 14 DOM
2. 2026-06-18
   days on market $115,000 Active 13 DOM
3. 2026-06-17
   days on market $115,000 Active 12 DOM
4. 2026-06-16
   days on market $115,000 Active 11 DOM
5. 2026-06-15
   days on market $115,000 Active 10 DOM
6. 2026-06-14
   days on market $115,000 Active 8 DOM
7. 2026-06-13
   days on market $115,000 Active 7 DOM
8. 2026-06-10
   days on market $115,000 Active 5 DOM
9. 2026-06-09
   days on market $115,000 Active 4 DOM
10. 2026-06-08
    days on market $115,000 Active 3 DOM
11. 2026-06-07
    remarks 283-char remark
12. 2026-06-07
    listed $115,000 Active 2 DOM

ⓘ 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: $1,612 · $134/mo
• Projected year-2 tax: $1,612 · $134/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,096
• − Mortgage interest: −$6,442
• − Property taxes: −$1,612
• − Insurance: −$575
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$3,345
• Taxable income: $1,546
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $2,921/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: Screven County
• NCES district ID: 1304500
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $34,477
• Composite: 29.72/100
• National rank: #6447
• State rank: #66 of 174 in GA

Livability — Sylvania

• Score: 64/100
• State rank: #259
• US rank: #14225

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: Sylvania, GA
• Population (ZIP): 11,606

Population outlook (Screven County) Hauer SSP2

• Today (2025): 13,462 people
• By 2030: 12,957 · -3.8%
• By 2040: 11,853 · -12.0%
• By 2050: 10,686 · -20.6%
• By 2075: 8,272 · -38.6%
• By 2100: 6,545 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 42% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 3% Danish 1% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Screven

• 2024 margin: Strong R (+25.2) · D 37.3% · R 62.5%
• 2008→2024 swing: -19.0pp toward R · 2008: -6.2pp · 2024: -25.2pp
• All cycles: 2024: R+25.2 2020: R+18.9 2016: R+17.6 2012: R+8.5 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.03%
• Current HPI: 227.565
• 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

+132.3% since first listed

15 events — show timeline

• 2026-06-05 Listed $115,000 FSBO.com
• 2024-02-13 Listing Removed — Hive MLS
• 2024-02-01 Listing Removed — GAMLS
• 2024-01-06 Price Changed $169,900 GAMLS
• 2023-12-08 Listed $179,900 GAMLS
• 2023-12-08 Listed $179,900 Hive MLS
• 2021-03-02 Sold (Public Records) $54,192 Public Records
• 2021-02-25 Sold (MLS) $80,000 Hive MLS
• 2021-02-25 Sold (MLS) $80,000 GAMLS
• 2020-11-19 Listed $89,000 Hive MLS
• 2020-11-19 Listed $89,000 Hive MLS
• 2020-11-19 Listed $89,000 GAMLS
• 2015-04-16 Listing Removed — Hive MLS
• 2014-04-16 Listed $94,900 Hive MLS
• 1992-10-27 Sold (Public Records) $49,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,612 · -12.5% YoY. Source: county tax records.