170 S Brown St · Oconee, GA 31089

$99,000

3 bd · 2.0 ba · 1,653 sqft · SingleFamily public records · 38 Days on market

Built 1920 4.71 ac lot $60/sqft · 217% above area

---

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 +28.1/30.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Looking for your next project?This country home has lots of potential and sits on almost 5 acres. House being sold AS-IS. Fireplaces in the house are gas. Water is public. Private driveway

Key facts

• Country home
• Private driveway
• Almost 5 acres

Tags

• COUNTRY HOME
• ALMOST 5 ACRES
• FIREPLACES ARE GAS
• PRIVATE DRIVEWAY

Property features AI

Finance

• Other: Property listed for cash purchase only
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water available; Septic tank; Electricity available
• Home design: Single-family residence (house); One story; Fixer condition
• Construction: Built in 1920; Vinyl siding; Metal roof
• Exterior features: Porch; Level lot; Grassed and partially wooded vegetation

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: No central heating listed; Ceiling fan(s); Window unit(s) for cooling
• Interior features: High ceilings; Bonus room; Family room; Foyer; Sun room; Crawl space basement; Two fireplaces (other type)
• Laundry & utility: No laundry hookups/features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#541 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Washington County (town): math 24% / reading 21% proficiency, ranked #138 of 174 in GA (top 79%) — 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: T. J. Elder Middle School (math 16% / reading 23%, grade F, #356 of 470 statewide, top 78%, 662 students, 78% FRL); Washington County High School (math 17% / reading 17%, grade F, #277 of 424 statewide, top 67%, 896 students, 78% FRL).
• Market conditions: 11 active listings in the ZIP; 66 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($684 loan paydown + $6k appreciation (6.2% local appreciation)).
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1920 — 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: 1.21% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.44%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (median comp): $31,243
• List price: $99,000
• Delta: 216.87%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 S Brown St	0.30mi	2/1.0 (-1)	1,540 (-7%)	23mo	$130,000	$84	46

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

Projected returns pro-forma

6.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.79×
• Total profit: $49,556
• Equity at exit: $63,527

10-year hold

• IRR: 25.1%
• Equity multiple: 5.69×
• Total profit: $129,955
• Equity at exit: $116,335

Cash invested: $27,720 (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 31089

• Home prices YoY: 3.8%
• Active inventory: 11
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $310

Break-even live

Break-even rent $805

Max offer price $99,000

Occupancy floor 69%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $99,000 Active 38 DOM
2. 2026-06-18
   days on market $99,000 Active 37 DOM
3. 2026-06-17
   days on market $99,000 Active 36 DOM
4. 2026-06-16
   days on market $99,000 Active 35 DOM
5. 2026-06-15
   days on market $99,000 Active 34 DOM
6. 2026-06-14
   days on market $99,000 Active 32 DOM
7. 2026-06-12
   days on market $99,000 Active 31 DOM
8. 2026-06-09
   days on market $99,000 Active 28 DOM
9. 2026-06-08
   days on market $99,000 Active 27 DOM
10. 2026-06-07
    days on market $99,000 Active 26 DOM
11. 2026-06-03
    days on market $99,000 Active 22 DOM
12. 2026-06-02
    days on market $99,000 Active 21 DOM
13. 2026-06-01
    days on market $99,000 Active 20 DOM
14. 2026-05-31
    days on market $99,000 Active 19 DOM
15. 2026-05-30
    days on market $99,000 Active 18 DOM
16. 2026-05-11
    listed $99,000 New 185-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: $909 · $76/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$2/yr ($0/mo · 0.2%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $14,378
• − Mortgage interest: −$5,546
• − Property taxes: −$909
• − Insurance: −$495
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$2,880
• Taxable income: $2,248
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $3,185/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: Washington County
• NCES district ID: 1305490
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $34,464
• Composite: 18.52/100
• National rank: #8916
• State rank: #138 of 174 in GA

Livability — Oconee

• Score: 54/100
• State rank: #541
• US rank: #23979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oconee, GA
• City population: 232
• Population (ZIP): 4,084

Population outlook (Washington County) Hauer SSP2

• Today (2025): 20,052 people
• By 2030: 19,417 · -3.2%
• By 2040: 17,900 · -10.7%
• By 2050: 16,237 · -19.0%
• By 2075: 12,990 · -35.2%
• By 2100: 9,709 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (61%)
• Race & ethnicity: Black 61% White 36% Two or more races 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Toss-up / Even · D 48.9% · R 50.8%
• 2008→2024 swing: -6.3pp toward R · 2008: 4.4pp · 2024: -1.9pp
• All cycles: 2024: R+1.9 2020: D+0.8 2016: D+0.6 2012: D+7.6 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.21%
• Current HPI: 171.8996
• 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

• 2026-05-11 Listed $99,000 GAMLS

Property tax history

+7.8%/yr

Latest (2025): $909 · -0.3% YoY. Source: county tax records.