201 Vinson St · Byron, GA 31008

$209,900

2 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 78 Days on market

Built 1940 0.34 ac lot $171/sqft · 25% above area Est $244k · 14% under

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Why this score? — see what drove the F 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).

• ARV discount +13.7/15.0
• Cash flow +6.9/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +1.1/10.0
• 1% rule +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market at no fault of the seller! Welcome to this beautifully updated 2-bedroom, 2-bath home, fully renovated just two years ago and move-in ready. Step inside to discover stylish new flooring, fresh interior paint, and a modern kitchen complete with sleek stainless steel appliances—perfect for everyday living and effortless entertaining. The flexible floor plan offers endless possibilities, whether you need a home office, guest room, or additional living space to fit your lifestyle. Enjoy year-round comfort with a newer AC unit, just one year old. Added bonus: the property has been appraised at $13,000 above the asking price—offering instant equity and exceptional value for the next owner. Blending contemporary updates with functional design, this home is an ideal opportunity for first-time buyers, families, or anyone seeking a space that adapts to their needs.

Key facts

• 0.34 acre lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-318 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (43.5% below list).
• Recommended offer: $119k (43.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#137 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.
• Peach County (rural): math 17% / reading 25% proficiency, ranked #141 of 174 in GA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Byron Elementary School (math 25% / reading 27%, grade F, #728 of 1,228 statewide, top 60%, 660 students, 82% FRL); Byron Middle School (math 25% / reading 39%, grade F, #229 of 470 statewide, top 49%, 449 students, 82% FRL); Peach County High School (math 3% / reading 22%, grade F, #334 of 424 statewide, top 79%, 1,107 students, 82% FRL) — zoned schools average 82% FRL vs 65% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 210 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 149 units permitted in Peach County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Peach County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $80k; list at $210k implies a 163% 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: major wind risk, 78% 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 $118,596 (43.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.57% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.48%
• DSCR: 0.71
• GRM: 14.7

CMA / ARV

• ARV (median comp): $243,656
• List price: $209,900
• Delta: -13.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Old Macon Rd	0.08mi	2/1.0	1,324 (+8%)	19mo	$75,156	$57	67
111 Howard St	0.26mi	3/2.0 (+1)	1,259 (+3%)	10mo	$209,900	$167	65
202 Barron St	0.04mi	2/2.0	1,364 (+11%)	12mo	$175,000	$128	65
506 Howard Street St	0.62mi	3/2.0 (+1)	1,200 (-2%)	6mo	$1,850	$2	53
105 2nd St	0.41mi	3/2.0 (+1)	1,080 (-12%)	8mo	$185,000	$171	46
303 Woodland Dr	0.53mi	3/2.0 (+1)	1,272 (+4%)	22mo	$203,400	$160	42
307 Woodland Dr Dr	0.55mi	3/1.0 (+1)	1,325 (+8%)	20mo	$184,250	$139	39
104 Colonial Dr	0.68mi	3/2.0 (+1)	1,352 (+10%)	10mo	$110,000	$81	33

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: -27.6%
• Equity multiple: 0.08×
• Total profit: $-54,341
• Equity at exit: $31,297

10-year hold

• IRR: -26.2%
• Equity multiple: -0.26×
• Total profit: $-73,781
• Equity at exit: $18,148

Cash invested: $58,772 (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 31008

• Home prices YoY: -18.1%
• Active inventory: 210
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-318

Break-even live

Break-even rent $1,588

Max offer price $153,800

Occupancy floor —

Sensitivity live

Price	-10% $-199	-5% $-258	+0% $-318	+5% $-377	+10% $-436
Rent	-10% $-411	-5% $-364	+0% $-318	+5% $-271	+10% $-224
Rate	-1.0pp $-212	-0.5pp $-264	base $-318	+0.5pp $-372	+1.0pp $-427

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Main St Byron, GA	2.0	1.0	912	$1,000	$1.10	23d	1	0.39mi
107 Church St Byron, GA	2.0	1.5–2.0	1150	$1,200	$1.04	15d	2	0.59mi
101 Vivian Dr Byron, GA	3.0	1.5	1352	$1,595	$1.18	45d	1	1.10mi

Listing history 29 events

1. 2026-06-21
   days on market $209,900 Active 78 DOM
2. 2026-06-19
   days on market $209,900 Active 76 DOM
3. 2026-06-18
   days on market $209,900 Active 75 DOM
4. 2026-06-17
   days on market $209,900 Active 74 DOM
5. 2026-06-16
   days on market $209,900 Active 73 DOM
6. 2026-06-15
   days on market $209,900 Active 72 DOM
7. 2026-06-14
   days on market $209,900 Active 70 DOM
8. 2026-06-13
   days on market $209,900 Active 69 DOM
9. 2026-06-10
   days on market $209,900 Active 67 DOM
10. 2026-06-09
    days on market $209,900 Active 66 DOM
11. 2026-06-08
    days on market $209,900 Active 65 DOM
12. 2026-06-07
    days on market $209,900 Active 64 DOM
13. 2026-06-05
    days on market $209,900 Active 61 DOM
14. 2026-06-03
    days on market $209,900 Active 60 DOM
15. 2026-06-02
    days on market $209,900 Active 59 DOM
16. 2026-06-01
    days on market $209,900 Active 58 DOM
17. 2026-05-31
    days on market $209,900 Active 57 DOM
18. 2026-05-30
    days on market $209,900 Active 56 DOM
19. 2026-04-29
    status Active 899-char remark

    Show marketing remark (898 chars)

    Back on the market at no fault of the seller! Welcome to this beautifully updated 2-bedroom, 2-bath home, fully renovated just two years ago and move-in ready. Step inside to discover stylish new flooring, fresh interior paint, and a modern kitchen complete with sleek stainless steel appliances-perfect for everyday living and effortless entertaining. The flexible floor plan offers endless possibilities, whether you need a home office, guest room, or additional living space to fit your lifestyle. Enjoy year-round comfort with a newer AC unit, just one year old. Added bonus: the property has been appraised at $13,000 above the asking price-offering instant equity and exceptional value for the next owner. Blending contemporary updates with functional design, this home is an ideal opportunity for first-time buyers, families, or anyone seeking a space that adapts to their needs.

20. 2026-04-29
    status Back On Market 898-char remark

    Show marketing remark (898 chars)

    Back on the market at no fault of the seller! Welcome to this beautifully updated 2-bedroom, 2-bath home, fully renovated just two years ago and move-in ready. Step inside to discover stylish new flooring, fresh interior paint, and a modern kitchen complete with sleek stainless steel appliances-perfect for everyday living and effortless entertaining. The flexible floor plan offers endless possibilities, whether you need a home office, guest room, or additional living space to fit your lifestyle. Enjoy year-round comfort with a newer AC unit, just one year old. Added bonus: the property has been appraised at $13,000 above the asking price-offering instant equity and exceptional value for the next owner. Blending contemporary updates with functional design, this home is an ideal opportunity for first-time buyers, families, or anyone seeking a space that adapts to their needs.

21. 2026-04-13
    status Pending 899-char remark

    Show marketing remark (898 chars)

    Back on the market at no fault of the seller! Welcome to this beautifully updated 2-bedroom, 2-bath home, fully renovated just two years ago and move-in ready. Step inside to discover stylish new flooring, fresh interior paint, and a modern kitchen complete with sleek stainless steel appliances-perfect for everyday living and effortless entertaining. The flexible floor plan offers endless possibilities, whether you need a home office, guest room, or additional living space to fit your lifestyle. Enjoy year-round comfort with a newer AC unit, just one year old. Added bonus: the property has been appraised at $13,000 above the asking price-offering instant equity and exceptional value for the next owner. Blending contemporary updates with functional design, this home is an ideal opportunity for first-time buyers, families, or anyone seeking a space that adapts to their needs.

22. 2026-04-13
    status Under Contract 898-char remark

    Show marketing remark (898 chars)

    Back on the market at no fault of the seller! Welcome to this beautifully updated 2-bedroom, 2-bath home, fully renovated just two years ago and move-in ready. Step inside to discover stylish new flooring, fresh interior paint, and a modern kitchen complete with sleek stainless steel appliances-perfect for everyday living and effortless entertaining. The flexible floor plan offers endless possibilities, whether you need a home office, guest room, or additional living space to fit your lifestyle. Enjoy year-round comfort with a newer AC unit, just one year old. Added bonus: the property has been appraised at $13,000 above the asking price-offering instant equity and exceptional value for the next owner. Blending contemporary updates with functional design, this home is an ideal opportunity for first-time buyers, families, or anyone seeking a space that adapts to their needs.

23. 2026-03-19
    listed $213,000 New 898-char remark

    Show marketing remark (899 chars)

    Back on the market at no fault of the seller! Welcome to this beautifully updated 2-bedroom, 2-bath home, fully renovated just two years ago and move-in ready. Step inside to discover stylish new flooring, fresh interior paint, and a modern kitchen complete with sleek stainless steel appliances—perfect for everyday living and effortless entertaining. The flexible floor plan offers endless possibilities, whether you need a home office, guest room, or additional living space to fit your lifestyle. Enjoy year-round comfort with a newer AC unit, just one year old. Added bonus: the property has been appraised at $13,000 above the asking price—offering instant equity and exceptional value for the next owner. Blending contemporary updates with functional design, this home is an ideal opportunity for first-time buyers, families, or anyone seeking a space that adapts to their needs.

24. 2026-03-19
    listed $213,000 Active 899-char remark

    Show marketing remark (899 chars)

    Back on the market at no fault of the seller! Welcome to this beautifully updated 2-bedroom, 2-bath home, fully renovated just two years ago and move-in ready. Step inside to discover stylish new flooring, fresh interior paint, and a modern kitchen complete with sleek stainless steel appliances—perfect for everyday living and effortless entertaining. The flexible floor plan offers endless possibilities, whether you need a home office, guest room, or additional living space to fit your lifestyle. Enjoy year-round comfort with a newer AC unit, just one year old. Added bonus: the property has been appraised at $13,000 above the asking price—offering instant equity and exceptional value for the next owner. Blending contemporary updates with functional design, this home is an ideal opportunity for first-time buyers, families, or anyone seeking a space that adapts to their needs.

25. 2018-07-30
    soldstatus $79,900
26. 2018-07-17
    soldstatus $79,900
27. 2018-07-13
    soldstatus $79,900
28. 2018-04-02
    listed $79,900
29. 2018-04-02
    listed $79,900

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $1,931 · $161/mo
• Expected delta: +$1,136/yr (+$95/mo · 142.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $14,232
• − Mortgage interest: −$11,758
• − Property taxes: −$795
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$6,106
• Taxable loss: −$7,754
• Est. tax savings @ 24.0%: +$1,861
• After-tax cash flow: $-1,950/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: Peach County
• NCES district ID: 1304050
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $41,348
• Composite: 17.89/100
• National rank: #9000
• State rank: #141 of 174 in GA

Livability — Byron

• Score: 68/100
• State rank: #137
• US rank: #9318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Byron, GA
• Population (ZIP): 20,882

Population outlook (Peach County) Hauer SSP2

• Today (2025): 26,481 people
• By 2030: 25,723 · -2.9%
• By 2040: 23,812 · -10.1%
• By 2050: 21,724 · -18.0%
• By 2075: 17,513 · -33.9%
• By 2100: 14,235 · -46.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Peach

• 2024 margin: Lean R (+6.0) · D 46.8% · R 52.8%
• 2008→2024 swing: -12.8pp toward R · 2008: 6.8pp · 2024: -6.0pp
• All cycles: 2024: R+6.0 2020: R+4.7 2016: R+3.0 2012: D+7.5 2008: D+6.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.93%
• Current HPI: 208.0889
• 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

+166.6% since first listed

11 events — show timeline

• 2026-04-29 Relisted — CGMLS
• 2026-04-29 Relisted — GAMLS
• 2026-04-13 Pending — CGMLS
• 2026-04-13 Pending — GAMLS
• 2026-03-19 Listed $213,000 CGMLS
• 2026-03-19 Listed $213,000 GAMLS
• 2018-07-30 Sold (Public Records) $79,900 Public Records
• 2018-07-17 Sold (MLS) $79,900 GAMLS
• 2018-07-13 Sold (MLS) $79,900 CGMLS
• 2018-04-02 Listed $79,900 CGMLS
• 2018-04-02 Listed $79,900 GAMLS

Property tax history

+3.6%/yr

Latest (2025): $795 · -3.0% YoY. Source: county tax records.