50 Edgewood Dr #1 · Danielsville, GA 30633

$150,000

5 bd · 2.0 ba · 1,475 sqft · SingleFamily public records · 31 Days on market

Built 1960 9,147 sqft lot Est $289k · 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 +25.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• 1% rule +5.6/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover the potential of this spacious 5-bedroom, 2-bathroom home situated on a quiet lot in the heart of Danielsville. Offering over 1,700 square feet of living space, this property features a versatile floor plan with a mix of hardwood and tile flooring. The exterior is a low-maintenance blend of brick and vinyl, complemented by a functional carport. Located just minutes from Madison County High School and local shops, this home presents a fantastic opportunity for those looking to customize a large space or seeking an investment in a growing community.

Key facts

• Functional carport
• Quiet lot
• Versatile floor plan

Tags

• QUIET LOT
• VERSATILE FLOOR PLAN
• HARDWOOD AND TILE FLOORING
• FUNCTIONAL CARPORT
• LOCAL SHOPS

Property features AI

Finance

• Other: Home warranty included
• HOA & community: No HOA; Association fees: None; Community features: None

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer; Utilities: None
• Home design: Single-family residence; Residential property; Entry level: Unit 1
• Construction: Built in 1960; Brick construction
• Exterior features: Roof: Other; Lot features: Other

Interior

• Kitchen: Appliances: Other
• Bedrooms: 5 bedrooms (all on the main level)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heating: Other; Cooling: Other; Has heating and cooling
• Interior features: One-and-a-half story layout; Resale condition; No basement; No fireplaces
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.3% in Danielsville — 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 71/100 on livability (#83 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Madison County (rural): math 46% / reading 42% proficiency, ranked #29 of 174 in GA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Danielsville Elementary School (math 52% / reading 45%, grade D, #284 of 1,228 statewide, top 23%, 679 students, 61% FRL).
• Market conditions: 64 active listings in the ZIP; 189 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $150k implies a 305% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $289,100
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Northridge Dr	0.13mi	4/2.5 (-1)	1,631 (+11%)	4mo	$319,900	$196	66
112 Northridge Dr #8	0.13mi	4/2.5 (-1)	1,631 (+11%)	4mo	$319,900	$196	66
150 Northridge Dr #3	0.13mi	4/2.5 (-1)	1,631 (+11%)	6mo	$299,900	$184	65
210 Northridge Dr #1	0.12mi	4/2.0 (-1)	1,663 (+13%)	10mo	$329,900	$198	60
210 Northridge Dr	0.12mi	4/3.0 (-1)	1,663 (+13%)	10mo	$329,900	$198	56

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: 31.0%
• Equity multiple: 3.44×
• Total profit: $102,331
• Equity at exit: $135,132

10-year hold

• IRR: 26.8%
• Equity multiple: 7.79×
• Total profit: $284,998
• Equity at exit: $291,417

Cash invested: $42,000 (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 30633

• Home prices YoY: 4.0%
• Active inventory: 64
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $325

Break-even live

Break-even rent $1,173

Max offer price $150,000

Occupancy floor 74%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $150,000 Active 31 DOM
2. 2026-06-18
   statusdays on market $150,000 Active 30 DOM
3. 2026-06-17
   days on market $150,000 Price Change 29 DOM
4. 2026-06-16
   pricestatusdays on market $150,000 Price Change 28 DOM
5. 2026-06-15
   days on market $175,000 Active 27 DOM
6. 2026-06-14
   days on market $175,000 Active 25 DOM
7. 2026-06-13
   days on market $175,000 Active 24 DOM
8. 2026-06-10
   days on market $175,000 Active 22 DOM
9. 2026-06-09
   days on market $175,000 Active 21 DOM
10. 2026-06-08
    days on market $175,000 Active 20 DOM
11. 2026-06-07
    statusdays on market $175,000 Active 19 DOM
12. 2026-06-02
    pricestatusdays on market $175,000 Price Change 14 DOM
13. 2026-06-01
    days on market $190,000 New 13 DOM
14. 2026-05-31
    days on market $190,000 New 12 DOM
15. 2026-05-30
    days on market $190,000 New 11 DOM
16. 2026-05-19
    listed $190,000 New
17. 2008-08-28
    soldstatus $37,000

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$451/yr (+$38/mo · 48.6%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,006
• − Mortgage interest: −$8,402
• − Property taxes: −$929
• − Insurance: −$750
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$4,364
• Taxable income: $1,520
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $3,532/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: Madison County
• NCES district ID: 1303480
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $43,465
• Composite: 37.21/100
• National rank: #4469
• State rank: #29 of 174 in GA

Livability — Danielsville

• Score: 71/100
• State rank: #83
• US rank: #7029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danielsville, GA
• Population (ZIP): 8,706

Population outlook (Madison County) Hauer SSP2

• Today (2025): 28,986 people
• By 2030: 28,972 · +-0.0%
• By 2040: 28,711 · -0.9%
• By 2050: 28,282 · -2.4%
• By 2075: 28,346 · -2.2%
• By 2100: 28,189 · -2.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 11% Hispanic / Latino 8%
• Common ancestry: Serbian 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+54.8) · D 22.4% · R 77.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -46.4pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+53.0 2016: R+56.7 2012: R+53.8 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.65%
• Current HPI: 274.92
• 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

+413.5% since first listed

2 events — show timeline

• 2026-05-19 Listed $190,000 GAMLS
• 2008-08-28 Sold (Public Records) $37,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $929 · +1.4% YoY. Source: county tax records.