1650 Ware Mclendon Rd · Tignall, GA 30668

$69,900

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 168 Days on market

Built 1945 0.43 ac lot ↓ 13% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

This 3-bedroom, 1-bath home presents an excellent opportunity for investors or renovation buyers seeking their next project. Situated on a quiet country road, the property offers privacy, a functional layout, and strong upside with the right improvements. The home is a fixer-upper that requires repairs and updates throughout, making it an ideal property for a flip, rental, or buy-and-hold strategy. With affordable pricing and increasing demand for renovated homes in rural Georgia, this property offers a solid opportunity to build equity. Property is being sold AS-IS. Seller will make no repairs.

Key facts

• Affordable pricing
• Functional layout
• Fixer-upper

Tags

• FUNCTIONAL LAYOUT
• FIXER-UPPER
• AFFORDABLE PRICING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#420 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime D-, amenities F.
• Wilkes County (rural): math 23% / reading 25% proficiency, ranked #135 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP; 27 units permitted in Wilkes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($483 loan paydown + $3k appreciation (4.5% local appreciation)).
• Wilkes County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 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 1945 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.67% ✓
• Cap rate: 14.61%
• Cash-on-cash: 29.71%
• DSCR: 2.32
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.0%
• Equity multiple: 3.29×
• Total profit: $44,800
• Equity at exit: $37,305

10-year hold

• IRR: 36.7%
• Equity multiple: 6.61×
• Total profit: $109,834
• Equity at exit: $62,553

Cash invested: $19,572 (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 30668

• Home prices YoY: 2.1%
• Active inventory: 59
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $485

Break-even live

Break-even rent $557

Max offer price $69,900

Occupancy floor 54%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $69,900 Active 168 DOM
2. 2026-06-17
   days on market $69,900 Active 167 DOM
3. 2026-06-16
   days on market $69,900 Active 166 DOM
4. 2026-06-15
   days on market $69,900 Active 165 DOM
5. 2026-06-13
   days on market $69,900 Active 163 DOM
6. 2026-06-12
   days on market $69,900 Active 162 DOM
7. 2026-06-09
   days on market $69,900 Active 159 DOM
8. 2026-06-08
   days on market $69,900 Active 158 DOM
9. 2026-06-07
   days on market $69,900 Active 157 DOM
10. 2026-06-07
    days on market $69,900 Active 156 DOM
11. 2026-06-04
    days on market $69,900 Active 153 DOM
12. 2026-06-02
    days on market $69,900 Active 152 DOM
13. 2026-06-01
    days on market $69,900 Active 151 DOM
14. 2026-05-31
    days on market $69,900 Active 150 DOM
15. 2026-05-31
    days on market $69,900 Active 149 DOM
16. 2026-03-20
    price $69,900 604-char remark

    Show marketing remark (604 chars)

    This 3-bedroom, 1-bath home presents an excellent opportunity for investors or renovation buyers seeking their next project. Situated on a quiet country road, the property offers privacy, a functional layout, and strong upside with the right improvements. The home is a fixer-upper that requires repairs and updates throughout, making it an ideal property for a flip, rental, or buy-and-hold strategy. With affordable pricing and increasing demand for renovated homes in rural Georgia, this property offers a solid opportunity to build equity. Property is being sold AS-IS. Seller will make no repairs.

17. 2025-12-30
    listed $79,900 New 604-char remark

    Show marketing remark (604 chars)

    This 3-bedroom, 1-bath home presents an excellent opportunity for investors or renovation buyers seeking their next project. Situated on a quiet country road, the property offers privacy, a functional layout, and strong upside with the right improvements. The home is a fixer-upper that requires repairs and updates throughout, making it an ideal property for a flip, rental, or buy-and-hold strategy. With affordable pricing and increasing demand for renovated homes in rural Georgia, this property offers a solid opportunity to build equity. Property is being sold AS-IS. Seller will make no repairs.

ⓘ 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: $531 · $44/mo
• Projected year-2 tax: $643 · $54/mo
• Expected delta: +$112/yr (+$9/mo · 21.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,045
• − Mortgage interest: −$3,915
• − Property taxes: −$531
• − Insurance: −$350
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$2,033
• Taxable income: $4,968
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $4,623/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: Wilkes County
• NCES district ID: 1305760
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 25% ▼ -14.00%
• Median HH income: $31,587
• Composite: 19.47/100
• National rank: #8773
• State rank: #135 of 174 in GA

Livability — Tignall

• Score: 58/100
• State rank: #420
• US rank: #20752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,336

Population outlook (Wilkes County) Hauer SSP2

• Today (2025): 8,732 people
• By 2030: 8,111 · -7.1%
• By 2040: 7,034 · -19.4%
• By 2050: 6,189 · -29.1%
• By 2075: 5,084 · -41.8%
• By 2100: 4,599 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 38% Two or more races 4%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wilkes

• 2024 margin: R (+16.9) · D 41.4% · R 58.3%
• 2008→2024 swing: -9.1pp toward R · 2008: -7.7pp · 2024: -16.9pp
• All cycles: 2024: R+16.9 2020: R+13.2 2016: R+16.2 2012: R+11.5 2008: R+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.45%
• Current HPI: 219.5942
• 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

-12.5% since first listed

2 events — show timeline

• 2026-03-20 Price Changed $69,900 GAMLS
• 2025-12-30 Listed $79,900 GAMLS

Property tax history

+4.5%/yr

Latest (2025): $531 · -0.7% YoY. Source: county tax records.