208 E Brazell St · Reidsville, GA 30453

$129,900

3 bd · 1.0 ba · 1,844 sqft · SingleFamily public records · 45 Days on market

Built 1947 0.54 ac lot $70/sqft · 42% below area Est $223k · 42% under

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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 +17.1/30.0
• ARV discount +15.0/15.0
• Appreciation +8.5/10.0
• DSCR +5.3/10.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Step into comfort and character with this 3 BR 1.5 BA home nestled in the heart of Reidsville. Situated on a spacious 0.54-acre lot, this property offers room to spread out both inside and out. Beautiful hardwood floors run throughout much of the home, adding timeless charm. Enjoy multiple living spaces with a welcoming living room and a cozy den/family room featuring built-in bookcases. There is a bonus room upstairs that provides the ideal space for a home office, playroom, or storage. Great price and don't miss the opportunity to make it yours!

Key facts

• 0.54 acre lot
• Built 1947
• Listed 44 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; House; Resale property; Built in 1947
• Construction: Composition roof; Other construction materials; Above-grade finished living area (public records)
• Exterior features: City lot

Interior

• Kitchen: Cooktop
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5 bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Family room; Fireplace (1)
• Laundry & utility: Laundry closet

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 $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (11.8% below list).
• Recommended offer: $115k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.9% in Reidsville — 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 66/100 on livability (#198 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Tattnall County (rural): math 29% / reading 28% proficiency, ranked #103 of 174 in GA (top 59%) — 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: North Tattnall Middle School (math 34% / reading 33%, grade F, #206 of 470 statewide, top 45%, 446 students, 78% FRL).
• Market conditions: 42 active listings in the ZIP; 46 units permitted in Tattnall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($898 loan paydown + $9k appreciation (6.9% local appreciation)).
• Tattnall County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,566 (11.8% below list)

Questions for the listing agent

1. It's been on market 45 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 1947 — 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. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

• ARV (median comp): $223,086
• List price: $129,900
• Delta: -41.77%
• 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
153 E Brazell St	0.27mi	3/2.0	1,816 (-2%)	17mo	$200,000	$110	67
175 E Brazell St	0.17mi	2/1.0 (-1)	1,665 (-10%)	6mo	$70,000	$42	66
177 Brumby St	0.19mi	3/2.0	1,739 (-6%)	20mo	$253,000	$145	61
126 Rabun Ave	0.53mi	3/2.0	1,900 (+3%)	12mo	$265,000	$139	57
132 Mimosa Dr	0.36mi	3/2.0	1,600 (-13%)	4mo	$245,000	$153	54
223 Anderson St	0.56mi	4/2.0 (+1)	1,680 (-9%)	21mo	$100,000	$60	32
110 Glenview Dr	0.68mi	3/2.5	2,104 (+14%)	8mo	$213,000	$101	32
135 E Brazell St	0.35mi	4/3.0 (+1)	2,077 (+13%)	24mo	$290,000	$140	30

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

Projected returns pro-forma

6.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.38×
• Total profit: $50,297
• Equity at exit: $89,242

10-year hold

• IRR: 18.8%
• Equity multiple: 4.90×
• Total profit: $141,941
• Equity at exit: $168,822

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 30453

• Home prices YoY: 3.1%
• Active inventory: 42
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $89

Break-even live

Break-even rent $1,032

Max offer price $129,900

Occupancy floor 87%

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: —

Listing history 18 events

1. 2026-06-19
   days on market $129,900 Active 45 DOM
2. 2026-06-18
   days on market $129,900 Active 44 DOM
3. 2026-06-17
   days on market $129,900 Active 43 DOM
4. 2026-06-16
   days on market $129,900 Active 42 DOM
5. 2026-06-15
   days on market $129,900 Active 41 DOM
6. 2026-06-14
   days on market $129,900 Active 39 DOM
7. 2026-06-13
   days on market $129,900 Active 38 DOM
8. 2026-06-10
   days on market $129,900 Active 36 DOM
9. 2026-06-09
   days on market $129,900 Active 35 DOM
10. 2026-06-08
    days on market $129,900 Active 34 DOM
11. 2026-06-07
    days on market $129,900 Active 33 DOM
12. 2026-06-05
    days on market $129,900 Active 30 DOM
13. 2026-06-03
    days on market $129,900 Active 29 DOM
14. 2026-06-02
    days on market $129,900 Active 28 DOM
15. 2026-06-01
    days on market $129,900 Active 27 DOM
16. 2026-05-31
    days on market $129,900 Active 26 DOM
17. 2026-05-30
    days on market $129,900 Active 25 DOM
18. 2026-05-01
    listed $129,900 New 554-char remark

ⓘ 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: $963 · $80/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$232/yr (+$19/mo · 24.1%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,748
• − Mortgage interest: −$7,276
• − Property taxes: −$963
• − Insurance: −$650
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$3,779
• Taxable loss: −$1,120
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $1,342/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: Tattnall County
• NCES district ID: 1304770
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 28% ▼ -1.00%
• Median HH income: $36,214
• Composite: 23.65/100
• National rank: #7843
• State rank: #103 of 174 in GA

Livability — Reidsville

• Score: 66/100
• State rank: #198
• US rank: #12277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reidsville, GA
• Population (ZIP): 9,070

Population outlook (Tattnall County) Hauer SSP2

• Today (2025): 24,831 people
• By 2030: 24,823 · +-0.0%
• By 2040: 25,225 · +1.6%
• By 2050: 25,678 · +3.4%
• By 2075: 24,210 · -2.5%
• By 2100: 21,404 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 46% Black 37% Hispanic / Latino 13% Two or more races 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 12%

Political lean MEDSL · Tattnall

• 2024 margin: Solid R (+53.4) · D 23.1% · R 76.5%
• 2008→2024 swing: -11.8pp toward R · 2008: -41.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+48.8 2016: R+49.6 2012: R+42.2 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.91%
• Current HPI: 227.369
• 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

1 event — show timeline

• 2026-05-01 Listed $129,900 GAMLS

Property tax history

+3.5%/yr

Latest (2025): $963 · +28.2% YoY. Source: county tax records.