1016 Oglesby Blvd · Elberton, GA 30635

$15,000

3 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 3 Days on market

Built 1900 0.48 ac lot

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Investor special! Opportunity awaits with this 3-bedroom, 1-bath home. Property is being sold strictly AS-IS and will require substantial repairs and improvements. Ideal for investors, contractors, or buyers seeking a project with potential. Conveniently located near local amenities, schools, and shopping.

Key facts

• 0.48 acre lot
• Built 1900
• Listed 3 days

Property features AI

Finance

• Other: Property listed as a fixer; Electric service present on property
• HOA & community: No homeowners association

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single family residence (house); Residential property
• Construction: Built in 1900
• Exterior features: Composition roof; Vinyl siding; Lot roughly 0.48 acre; Lot features: None specified

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: One-level layout; Fixer condition; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $15k).
• Cap rate 90.1% vs local median 3.5% in Elberton — 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 60/100 on livability (#375 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Elbert County (rural): math 26% / reading 25% proficiency, ranked #124 of 174 in GA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Paul J. Blackwell Learning Center (145 students, 85% FRL); Elbert County Middle School (math 23% / reading 27%, grade F, #291 of 470 statewide, top 64%, 929 students, 85% FRL); Elbert County High School (math 17% / reading 12%, grade F, #315 of 424 statewide, top 76%, 875 students, 58% FRL) — zoned schools average 76% FRL vs 61% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 187 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 77 units permitted in Elbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($104 loan paydown + $2k appreciation (10.0% local appreciation)).
• Elbert County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $15,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is F 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?
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: 10.00% ✓
• Cap rate: 90.11%
• Cash-on-cash: 299.36%
• DSCR: 14.32
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $189,420
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1083 Ruckersville Rd	0.54mi	3/1.0	1,242 (+1%)	11mo	$191,000	$154	64
132 Carey St	0.66mi	3/1.0	1,216 (-1%)	9mo	$193,000	$159	60
370 Cleveland St	0.47mi	3/2.0	1,140 (-7%)	10mo	$205,000	$180	54
1058 Ruckersville Rd	0.46mi	3/2.0	1,200 (-2%)	22mo	$253,000	$211	52
112 Carey St	0.62mi	2/1.0 (-1)	1,088 (-12%)	2mo	$160,000	$147	46
259 N Oliver St	0.71mi	2/1.5 (-1)	1,180 (-4%)	10mo	$200,000	$169	44
1336 Pine Hill Dr	0.71mi	3/2.0	1,056 (-14%)	1mo	$159,000	$151	39
1429 Pine Hill Dr	0.71mi	3/2.0	1,375 (+12%)	7mo	$180,000	$131	37
15 W Tate St	0.66mi	2/1.0 (-1)	1,132 (-8%)	17mo	$99,000	$87	36

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 18.84×
• Total profit: $74,946
• Equity at exit: $13,513

10-year hold

• IRR: —
• Equity multiple: 41.07×
• Total profit: $168,310
• Equity at exit: $29,142

Cash invested: $4,200 (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 30635

• Home prices YoY: 4.1%
• Active inventory: 187
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $1,048

Break-even live

Break-even rent $174

Max offer price $15,000

Occupancy floor 25%

Sensitivity live

Price	-10% $1,056	-5% $1,052	+0% $1,048	+5% $1,044	+10% $1,039
Rent	-10% $929	-5% $989	+0% $1,048	+5% $1,107	+10% $1,166
Rate	-1.0pp $1,055	-0.5pp $1,052	base $1,048	+0.5pp $1,044	+1.0pp $1,040

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
838 Lincoln Ave Elberton, GA	3.0	1.0	1175	$1,500	$1.28	4d	1	0.92mi

Listing history 4 events

1. 2026-06-09
   status $15,000 Under Contract 3 DOM
2. 2026-06-08
   days on market $15,000 New 3 DOM
3. 2026-06-07
   remarks 307-char remark
4. 2026-06-07
   listed $15,000 New 2 DOM

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $628 · $52/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$840
• − Property taxes: −$628
• − Insurance: −$75
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$436
• Taxable income: $13,141
• Est. tax owed @ 24.0%: −$3,154
• After-tax cash flow: $9,419/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: Elbert County
• NCES district ID: 1302010
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $34,498
• Composite: 21.0/100
• National rank: #8458
• State rank: #124 of 174 in GA

Livability — Elberton

• Score: 60/100
• State rank: #375
• US rank: #19001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,107

Population outlook (Elbert County) Hauer SSP2

• Today (2025): 17,648 people
• By 2030: 16,675 · -5.5%
• By 2040: 14,631 · -17.1%
• By 2050: 12,632 · -28.4%
• By 2075: 8,704 · -50.7%
• By 2100: 5,958 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Black 29% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Elbert

• 2024 margin: Solid R (+43.4) · D 28.2% · R 71.5%
• 2008→2024 swing: -25.3pp toward R · 2008: -18.1pp · 2024: -43.4pp
• All cycles: 2024: R+43.4 2020: R+36.5 2016: R+34.9 2012: R+20.6 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.03%
• Current HPI: 332.46
• 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

• 2026-05-31 Listed $15,000 GAMLS

Property tax history

+2.6%/yr

Latest (2025): $628 · +6.4% YoY. Source: county tax records.