130 N Curran St · Summerville, GA 30747

$54,900

2 bd · 1.5 ba · 1,287 sqft · SingleFamily public records · 105 Days on market

Built 1907 0.29 ac lot $43/sqft · 59% below area ↓ 33% 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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all INVESTORS!!! Unlock the potential of this 2 bedroom, 2 bath home positioned on a level lot in the City of Summerville with the convenience of being just minutes from restaurants, businesses and schools. The lot is fenced, with a concrete driveway and outbuilding for storage. This home has nice size large front and back porches, good size living room, dining area off of the kitchen with hardwood floors. Home is in need of repairs. Floors are weak in both bathrooms, kitchen and dining room. Seller is selling AS IS! Call today to view this property!!

Key facts

• Level lot
• Fenced lot
• Hardwood floors

Tags

• LEVEL LOT
• FENCED LOT
• CONCRETE DRIVEWAY
• OUTBUILDING FOR STORAGE
• FRONT AND BACK PORCHES
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 3.6% in Summerville — 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 (#364 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: schools F, amenities F, commute F.
• Chattooga County (rural): math 18% / reading 26% proficiency, ranked #140 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 110 active listings in the ZIP; 2 units permitted in Chattooga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Chattooga County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — 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. 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: 1.90% ✓
• Cap rate: 16.11%
• Cash-on-cash: 35.05%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (median comp): $135,414
• List price: $54,900
• Delta: -59.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Hunt St	0.15mi	3/1.5 (+1)	1,234 (-4%)	16mo	$157,900	$128	68
285 Congress St	0.15mi	2/1.0	1,344 (+4%)	21mo	$25,000	$19	66
147 Hill St	0.48mi	3/1.0 (+1)	1,275 (-1%)	5mo	$140,000	$110	64
147 Kirby St	0.61mi	3/1.0 (+1)	1,268 (-2%)	10mo	$185,000	$146	54
137 Oak St	0.63mi	3/1.0 (+1)	1,246 (-3%)	8mo	$200,000	$161	52
134 Raymond St	0.73mi	2/1.0	1,152 (-10%)	3mo	$165,000	$143	44
95 Catawba Dr	0.70mi	3/2.0 (+1)	1,380 (+7%)	15mo	$216,000	$157	36
167 Oak St	0.64mi	3/2.0 (+1)	1,102 (-14%)	17mo	$182,000	$165	25
105 Raymond	0.75mi	3/2.0 (+1)	1,450 (+13%)	18mo	$125,000	$86	22

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: 30.6%
• Equity multiple: 2.28×
• Total profit: $19,711
• Equity at exit: $8,186

10-year hold

• IRR: 37.8%
• Equity multiple: 4.52×
• Total profit: $54,034
• Equity at exit: $4,747

Cash invested: $15,372 (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 30747

• Home prices YoY: -11.0%
• Active inventory: 110
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $449

Break-even live

Break-even rent $473

Max offer price $54,900

Occupancy floor 52%

Sensitivity live

Price	-10% $480	-5% $465	+0% $449	+5% $433	+10% $418
Rent	-10% $367	-5% $408	+0% $449	+5% $490	+10% $531
Rate	-1.0pp $477	-0.5pp $463	base $449	+0.5pp $435	+1.0pp $420

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $54,900 Active 105 DOM
2. 2026-06-18
   days on market $54,900 Active 104 DOM
3. 2026-06-17
   days on market $54,900 Active 103 DOM
4. 2026-06-16
   days on market $54,900 Active 102 DOM
5. 2026-06-15
   days on market $54,900 Active 101 DOM
6. 2026-06-14
   days on market $54,900 Active 99 DOM
7. 2026-06-13
   days on market $54,900 Active 98 DOM
8. 2026-06-10
   days on market $54,900 Active 96 DOM
9. 2026-06-09
   days on market $54,900 Active 95 DOM
10. 2026-06-08
    days on market $54,900 Active 94 DOM
11. 2026-06-07
    days on market $54,900 Active 93 DOM
12. 2026-06-05
    pricedays on market $54,900 Active 90 DOM
13. 2026-06-03
    days on market $59,900 Active 89 DOM
14. 2026-06-02
    days on market $59,900 Active 88 DOM
15. 2026-06-01
    days on market $59,900 Active 87 DOM
16. 2026-05-31
    days on market $59,900 Active 86 DOM
17. 2026-05-30
    days on market $59,900 Active 85 DOM
18. 2026-05-07
    price $59,900 565-char remark

    Show marketing remark (565 chars)

    Calling all INVESTORS!!! Unlock the potential of this 2 bedroom, 2 bath home positioned on a level lot in the City of Summerville with the convenience of being just minutes from restaurants, businesses and schools. The lot is fenced, with a concrete driveway and outbuilding for storage. This home has nice size large front and back porches, good size living room, dining area off of the kitchen with hardwood floors. Home is in need of repairs. Floors are weak in both bathrooms, kitchen and dining room. Seller is selling AS IS! Call today to view this property!!

19. 2026-05-07
    price $59,900 565-char remark

    Show marketing remark (565 chars)

    Calling all INVESTORS!!! Unlock the potential of this 2 bedroom, 2 bath home positioned on a level lot in the City of Summerville with the convenience of being just minutes from restaurants, businesses and schools. The lot is fenced, with a concrete driveway and outbuilding for storage. This home has nice size large front and back porches, good size living room, dining area off of the kitchen with hardwood floors. Home is in need of repairs. Floors are weak in both bathrooms, kitchen and dining room. Seller is selling AS IS! Call today to view this property!!

20. 2026-04-30
    price $74,900 565-char remark

    Show marketing remark (565 chars)

    Calling all INVESTORS!!! Unlock the potential of this 2 bedroom, 2 bath home positioned on a level lot in the City of Summerville with the convenience of being just minutes from restaurants, businesses and schools. The lot is fenced, with a concrete driveway and outbuilding for storage. This home has nice size large front and back porches, good size living room, dining area off of the kitchen with hardwood floors. Home is in need of repairs. Floors are weak in both bathrooms, kitchen and dining room. Seller is selling AS IS! Call today to view this property!!

21. 2026-04-30
    price $74,900 565-char remark

    Show marketing remark (565 chars)

    Calling all INVESTORS!!! Unlock the potential of this 2 bedroom, 2 bath home positioned on a level lot in the City of Summerville with the convenience of being just minutes from restaurants, businesses and schools. The lot is fenced, with a concrete driveway and outbuilding for storage. This home has nice size large front and back porches, good size living room, dining area off of the kitchen with hardwood floors. Home is in need of repairs. Floors are weak in both bathrooms, kitchen and dining room. Seller is selling AS IS! Call today to view this property!!

22. 2026-04-04
    price $79,900 565-char remark

    Show marketing remark (565 chars)

    Calling all INVESTORS!!! Unlock the potential of this 2 bedroom, 2 bath home positioned on a level lot in the City of Summerville with the convenience of being just minutes from restaurants, businesses and schools. The lot is fenced, with a concrete driveway and outbuilding for storage. This home has nice size large front and back porches, good size living room, dining area off of the kitchen with hardwood floors. Home is in need of repairs. Floors are weak in both bathrooms, kitchen and dining room. Seller is selling AS IS! Call today to view this property!!

23. 2026-04-04
    price $79,900 565-char remark

    Show marketing remark (565 chars)

    Calling all INVESTORS!!! Unlock the potential of this 2 bedroom, 2 bath home positioned on a level lot in the City of Summerville with the convenience of being just minutes from restaurants, businesses and schools. The lot is fenced, with a concrete driveway and outbuilding for storage. This home has nice size large front and back porches, good size living room, dining area off of the kitchen with hardwood floors. Home is in need of repairs. Floors are weak in both bathrooms, kitchen and dining room. Seller is selling AS IS! Call today to view this property!!

24. 2026-03-06
    listed $89,900 New 565-char remark

    Show marketing remark (565 chars)

    Calling all INVESTORS!!! Unlock the potential of this 2 bedroom, 2 bath home positioned on a level lot in the City of Summerville with the convenience of being just minutes from restaurants, businesses and schools. The lot is fenced, with a concrete driveway and outbuilding for storage. This home has nice size large front and back porches, good size living room, dining area off of the kitchen with hardwood floors. Home is in need of repairs. Floors are weak in both bathrooms, kitchen and dining room. Seller is selling AS IS! Call today to view this property!!

25. 2026-03-06
    listed $89,900 Active 565-char remark

    Show marketing remark (565 chars)

    Calling all INVESTORS!!! Unlock the potential of this 2 bedroom, 2 bath home positioned on a level lot in the City of Summerville with the convenience of being just minutes from restaurants, businesses and schools. The lot is fenced, with a concrete driveway and outbuilding for storage. This home has nice size large front and back porches, good size living room, dining area off of the kitchen with hardwood floors. Home is in need of repairs. Floors are weak in both bathrooms, kitchen and dining room. Seller is selling AS IS! Call today to view this property!!

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $757 · $63/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $12,498
• − Mortgage interest: −$3,075
• − Property taxes: −$757
• − Insurance: −$274
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$1,597
• Taxable income: $4,795
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $4,237/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: Chattooga County
• NCES district ID: 1301080
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $33,123
• Composite: 17.93/100
• National rank: #8996
• State rank: #140 of 174 in GA

Livability — Summerville

• Score: 60/100
• State rank: #364
• US rank: #18649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summerville, GA
• Population (ZIP): 14,720

Population outlook (Chattooga County) Hauer SSP2

• Today (2025): 23,451 people
• By 2030: 22,595 · -3.7%
• By 2040: 20,808 · -11.3%
• By 2050: 19,079 · -18.6%
• By 2075: 15,131 · -35.5%
• By 2100: 10,904 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Chattooga

• 2024 margin: Solid R (+64.2) · D 17.7% · R 81.9%
• 2008→2024 swing: -28.4pp toward R · 2008: -35.8pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+61.8 2016: R+58.8 2012: R+41.3 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.83%
• Current HPI: 249.4655
• 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

-33.4% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $59,900 GCAR
• 2026-05-07 Price Changed $59,900 GAMLS
• 2026-04-30 Price Changed $74,900 GCAR
• 2026-04-30 Price Changed $74,900 GAMLS
• 2026-04-04 Price Changed $79,900 GCAR
• 2026-04-04 Price Changed $79,900 GAMLS
• 2026-03-06 Listed $89,900 GCAR
• 2026-03-06 Listed $89,900 GAMLS

Property tax history

+4.8%/yr

Latest (2025): $757 · -6.2% YoY. Source: county tax records.