21 Elm St · Hampton, GA 30228

$95,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 396 Days on market

Built 1967 0.31 ac lot $141/sqft · 17% below area ↓ 5% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location ! Location ! Location ! 2 for 1 Deal ....(1 Parcel with 2 Lots) Great Opportunity to Build Your Dream Home and Income/Investment Property Together. Perfect for those who are Not looking to deal with a HOA/Subdivision. Convenient to Downtown Hampton, Schools and Shopping.

Key facts

• Opportunity to build
• 0.31 acre lot
• Built 1967

Tags

• OPPORTUNITY TO BUILD
• INCOME INVESTMENT PROPERTY
• CONVENIENT TO DOWNTOWN
• CONVENIENT TO SCHOOLS
• CONVENIENT TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 4.5% in Hampton — 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 65/100 on livability (#213 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.2%/yr); 547 active listings in the ZIP; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 396 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 396 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 1967 — 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: 1.59% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.55%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $257,323
• List price: $95,000
• Delta: -63.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Elm St	0.13mi	2/1.0	744 (+11%)	0mo	$160,000	$215	76

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.68×
• Total profit: $18,074
• Equity at exit: $14,165

10-year hold

• IRR: 25.0%
• Equity multiple: 3.09×
• Total profit: $55,569
• Equity at exit: $8,214

Cash invested: $26,600 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 547
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$111 /mo · $1,331/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $544

Break-even live

Break-even rent $821

Max offer price $95,000

Occupancy floor 59%

Sensitivity live

Price	-10% $598	-5% $571	+0% $544	+5% $517	+10% $490
Rent	-10% $425	-5% $484	+0% $544	+5% $604	+10% $663
Rate	-1.0pp $592	-0.5pp $568	base $544	+0.5pp $520	+1.0pp $494

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $95,000 Active 396 DOM
2. 2026-06-17
   days on market $95,000 Active 395 DOM
3. 2026-06-16
   days on market $95,000 Active 394 DOM
4. 2026-06-15
   days on market $95,000 Active 393 DOM
5. 2026-06-13
   days on market $95,000 Active 391 DOM
6. 2026-06-09
   days on market $95,000 Active 387 DOM
7. 2026-06-08
   days on market $95,000 Active 386 DOM
8. 2026-06-07
   days on market $95,000 Active 385 DOM
9. 2026-06-04
   days on market $95,000 Active 382 DOM
10. 2026-06-03
    days on market $95,000 Active 381 DOM
11. 2026-06-02
    days on market $95,000 Active 380 DOM
12. 2026-06-01
    days on market $95,000 Active 379 DOM
13. 2026-05-31
    days on market $95,000 Active 378 DOM
14. 2026-05-07
    price $95,000 281-char remark

    Show marketing remark (256 chars)

    Location ! Location ! Location ! 2 for 1 Deal... Great Opportunity to Build Your Dream Home and Income/Investment Property Together. Perfect for those who are Not looking to deal with a HOA/Subdivision. Convenient to Downtown Hampton, Schools and Shopping.

15. 2026-05-07
    price $95,000 256-char remark

    Show marketing remark (256 chars)

    Location ! Location ! Location ! 2 for 1 Deal... Great Opportunity to Build Your Dream Home and Income/Investment Property Together. Perfect for those who are Not looking to deal with a HOA/Subdivision. Convenient to Downtown Hampton, Schools and Shopping.

16. 2026-02-26
    price $95,000
17. 2026-02-26
    price $95,000
18. 2025-05-06
    listed $100,000 Active 281-char remark

    Show marketing remark (256 chars)

    Location ! Location ! Location ! 2 for 1 Deal... Great Opportunity to Build Your Dream Home and Income/Investment Property Together. Perfect for those who are Not looking to deal with a HOA/Subdivision. Convenient to Downtown Hampton, Schools and Shopping.

19. 2025-05-06
    listed $100,000 Active 256-char remark

    Show marketing remark (256 chars)

    Location ! Location ! Location ! 2 for 1 Deal... Great Opportunity to Build Your Dream Home and Income/Investment Property Together. Perfect for those who are Not looking to deal with a HOA/Subdivision. Convenient to Downtown Hampton, Schools and Shopping.

20. 2025-05-06
    listed $100,000 New

    Show marketing remark (256 chars)

    Location ! Location ! Location ! 2 for 1 Deal... Great Opportunity to Build Your Dream Home and Income/Investment Property Together. Perfect for those who are Not looking to deal with a HOA/Subdivision. Convenient to Downtown Hampton, Schools and Shopping.

21. 2025-05-06
    listed $100,000 New

    Show marketing remark (256 chars)

    Location ! Location ! Location ! 2 for 1 Deal... Great Opportunity to Build Your Dream Home and Income/Investment Property Together. Perfect for those who are Not looking to deal with a HOA/Subdivision. Convenient to Downtown Hampton, Schools and Shopping.

ⓘ 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: $1,331 · $111/mo
• Projected year-2 tax: $1,331 · $111/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $18,119
• − Mortgage interest: −$5,321
• − Property taxes: −$1,331
• − Insurance: −$475
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$2,764
• Taxable income: $5,329
• Est. tax owed @ 24.0%: −$1,279
• After-tax cash flow: $5,251/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — Hampton

• Score: 65/100
• State rank: #213
• US rank: #12664

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: Hampton, GA
• County: Henry County · 316,359 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• 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

-5.0% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $95,000 FMLS
• 2026-05-07 Price Changed $95,000 FMLS
• 2026-02-26 Price Changed $95,000 GAMLS
• 2026-02-26 Price Changed $95,000 GAMLS
• 2025-05-06 Listed $100,000 GAMLS
• 2025-05-06 Listed $100,000 GAMLS
• 2025-05-06 Listed $100,000 FMLS
• 2025-05-06 Listed $100,000 FMLS

Property tax history

+2.4%/yr

Latest (2025): $1,331 · +18.5% YoY. Source: county tax records.