1884 Peavine Rd · Rock Spring, GA 30739

$210,000

2 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 17 Days on market

Built 1988 0.34 ac lot Est $253k · 17% under

---

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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +1.7/10.0

Listing remarks MLS

Looking for a move-in-ready home with great outdoor space? This charming 2-bedroom, 2-bath home offers 1,104 square feet of well-maintained living space and a fenced backyard that's perfect for pets, play, or entertaining. Inside, you'll find new flooring in the kitchen and bathrooms, while outside you'll love the spacious back deck and convenient storage building. Whether you're a first-time homebuyer, downsizing, or searching for an investment property, 1884 Peavine Road offers comfort, functionality, and value in a desirable Rock Spring location.

Key facts

• Spacious back deck
• New flooring
• Storage building

Tags

• FENCED BACKYARD
• NEW FLOORING
• SPACIOUS BACK DECK
• STORAGE BUILDING
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Living area and building area reported as 1104 (assessor source); Lot size approximately 0.34 acres (agent-calculated)

Exterior

• Parking: Attached garage (1 car) with garage door opener; Driveway; Concrete parking areas; Total 1 parking space (1 covered)
• Security: Carbon monoxide detector(s); Fire alarm
• Utilities: Public water; Septic tank sewer; Electricity available; Water available
• Home design: Single-family residence; Residential property; Three or more levels; Entry level information not provided
• Construction: Vinyl siding; Other roof type; Block foundation; Existing (previously built)
• Exterior features: Deck; Back yard fencing; Other lot features

Interior

• Kitchen: Oven; Microwave; Refrigerator; Electric oven; Cooktop; Dishwasher; Pantry
• Bedrooms: 2 bedrooms; Primary suite with attached master bathroom
• Flooring: Wood; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, ENERGY STAR qualified equipment); Central air (electric); Ceiling fan(s)
• Interior features: Walk-in closet(s); Ceiling fan(s); Carbon monoxide detector(s); Fire alarm
• Laundry & utility: Storage space

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/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 $200k (5.0% below list).
• Recommended offer: $200k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.6% in Rock Spring — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Walker County (rural): math 25% / reading 29% proficiency, ranked #114 of 174 in GA (top 66%) — 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: Rock Spring Elementary School (math 17% / reading 27%, grade F, #810 of 1,228 statewide, top 69%, 412 students, 55% FRL); Lafayette High School (math 5% / reading 15%, grade F, #353 of 424 statewide, top 86%, 1,164 students, 62% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Walker County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $135k; list at $210k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,500 (5.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.95% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $252,816
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1826 Peavine Rd	0.06mi	3/1.5 (+1)	1,214 (+10%)	21mo	$229,900	$189	56
1115 Long Hollow Rd Lot 4	0.37mi	3/2.0 (+1)	1,201 (+9%)	19mo	$275,000	$229	47
1129 Long Hollow Rd Lot 3	0.38mi	3/2.0 (+1)	1,201 (+9%)	19mo	$275,000	$229	47
1149 Long Hollow Rd Lot 2	0.39mi	3/2.0 (+1)	1,201 (+9%)	19mo	$275,000	$229	46
1161 Long Hollow Rd	0.40mi	3/2.0 (+1)	1,201 (+9%)	19mo	$275,000	$229	46
1236 Peavine Rd	0.66mi	3/1.5 (+1)	1,016 (-8%)	8mo	$145,000	$143	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-17,321
• Equity at exit: $31,312

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $6,278
• Equity at exit: $18,157

Cash invested: $58,800 (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 30739

• Home prices YoY: -2.4%
• Active inventory: 58
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$124 /mo · $1,489/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $263

Break-even live

Break-even rent $1,662

Max offer price $210,000

Occupancy floor 82%

Sensitivity live

Price	-10% $382	-5% $323	+0% $263	+5% $204	+10% $144
Rent	-10% $106	-5% $184	+0% $263	+5% $342	+10% $421
Rate	-1.0pp $369	-0.5pp $317	base $263	+0.5pp $209	+1.0pp $153

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1161 Long Hollow Rd Rock Spring, GA	3.0	2.0	1375	$1,995	$1.45	16d	1	0.40mi

Listing history 13 events

1. 2026-06-21
   days on market $210,000 Active 17 DOM
2. 2026-06-18
   days on market $210,000 Active 14 DOM
3. 2026-06-17
   days on market $210,000 Active 13 DOM
4. 2026-06-16
   days on market $210,000 Active 12 DOM
5. 2026-06-15
   days on market $210,000 Active 11 DOM
6. 2026-06-14
   days on market $210,000 Active 9 DOM
7. 2026-06-13
   pricedays on market $210,000 Active 8 DOM
8. 2026-06-10
   days on market $220,000 Active 6 DOM
9. 2026-06-09
   days on market $220,000 Active 5 DOM
10. 2026-06-08
    days on market $220,000 Active 4 DOM
11. 2026-06-07
    days on market $220,000 Active 3 DOM
12. 2026-06-05
    remarks 555-char remark
13. 2026-06-05
    listed $220,000 Active 1 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: $1,489 · $124/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$443/yr (+$37/mo · 29.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,940
• − Mortgage interest: −$11,763
• − Property taxes: −$1,489
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$6,109
• Taxable loss: −$302
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $3,231/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: Walker County
• NCES district ID: 1305370
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $39,889
• Composite: 22.74/100
• National rank: #8035
• State rank: #114 of 174 in GA

Livability — Rock Spring

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,854

Population outlook (Walker County) Hauer SSP2

• Today (2025): 66,050 people
• By 2030: 64,305 · -2.6%
• By 2040: 60,127 · -9.0%
• By 2050: 55,551 · -15.9%
• By 2075: 44,886 · -32.0%
• By 2100: 34,015 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Slovak 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+59.3) · D 20.1% · R 79.4%
• 2008→2024 swing: -12.5pp toward R · 2008: -46.8pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+59.3 2016: R+61.5 2012: R+50.2 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.64%
• Current HPI: 267.6364
• 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

+1366.7% since first listed

10 events — show timeline

• 2026-06-04 Listed $220,000 REALTRACS as Distributed by MLS Grid
• 2026-06-04 Listed $220,000 GCAR
• 2026-06-04 Listed $220,000 RCAOR
• 2021-09-16 Sold (Public Records) $135,000 Public Records
• 2021-09-14 Sold (MLS) $135,000 REALTRACS as Distributed by MLS Grid
• 2021-09-14 Sold (MLS) $135,000 GCAR
• 2021-08-13 Delisted — GCAR
• 2021-08-09 Listed $130,000 GCAR
• 2008-05-05 Listed $104,000 RCAOR
• 1992-01-03 Sold (Public Records) $15,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,489 · +2.6% YoY. Source: county tax records.