586 Holloway Holw · Monticello, GA 31064

$277,000

4 bd · 1.0 ba · 1,888 sqft · SingleFamily public records · 36 Days on market

Built 1976 5.00 ac lot $147/sqft · 27% below area Est $380k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.6/30.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.3/10.0

Listing remarks MLS

Endless possibilities await in this almost 2600 square feet home on five acres. The lush surroundings are so peaceful and quiet. You’ll want to take advantage of the new back deck (Dec. 2024) among the canopy of trees. Other updates include new front porch steps in January 2025 and a new water heater in 2024. The roof was replaced in approximately 2010, the well filter is changed every 3 months, and the septic tank was pumped in April 2024. Propane was added April 2025 to the two propane heaters. Inside the home you will find 2 spacious living areas, 2 bedrooms and a bath on each level. This home can be personalized to suit your taste and become your forever home. Come see for yourself today. Selling “AS-IS”

Key facts

• 5 acre lot
• 9 parking spots
• Built 1976

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $277k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (25.7% below list).
• Recommended offer: $206k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.9% in Monticello — 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 79/100 on livability (#16 in GA, #2,229 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, employment D+, schools F.
• Jasper County (rural): math 24% / reading 30% proficiency, ranked #113 of 174 in GA (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 174 active listings in the ZIP; 183 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($269k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $97k; list at $277k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 36% 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 $205,733 (25.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.74% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.12%
• DSCR: 0.91
• GRM: 11.2

CMA / ARV

• ARV (median comp): $379,584
• List price: $277,000
• Delta: -27.03%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.8%
• Equity multiple: 2.83×
• Total profit: $142,065
• Equity at exit: $249,544

10-year hold

• IRR: 20.3%
• Equity multiple: 6.48×
• Total profit: $425,102
• Equity at exit: $538,150

Cash invested: $77,560 (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 31064

• Home prices YoY: 16.0%
• Active inventory: 174
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,057 medium
• Mortgage (P&I): −$1,453
• Tax from tax record: −$194 /mo · $2,333/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-137

Break-even live

Break-even rent $2,231

Max offer price $252,774

Occupancy floor —

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: $69,250
• Closing costs: $8,310
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-15
   historical Active Under Contract 735-char remark

   Show marketing remark (727 chars)

   Endless possibilities await in this almost 2600 square feet home on five acres. The lush surroundings are so peaceful and quiet. You'll want to take advantage of the new back deck (Dec. 2024) among the canopy of trees. Other updates include new front porch steps in January 2025 and a new water heater in 2024. The roof was replaced in approximately 2010, the well filter is changed every 3 months, and the septic tank was pumped in April 2024. Propane was added April 2025 to the two propane heaters. Inside the home you will find 2 spacious living areas, 2 bedrooms and a bath on each level. This home can be personalized to suit your taste and become your forever home. Come see for yourself today. Selling "AS-IS"

2. 2026-05-15
   historical Active Under Contract 727-char remark

   Show marketing remark (727 chars)

   Endless possibilities await in this almost 2600 square feet home on five acres. The lush surroundings are so peaceful and quiet. You'll want to take advantage of the new back deck (Dec. 2024) among the canopy of trees. Other updates include new front porch steps in January 2025 and a new water heater in 2024. The roof was replaced in approximately 2010, the well filter is changed every 3 months, and the septic tank was pumped in April 2024. Propane was added April 2025 to the two propane heaters. Inside the home you will find 2 spacious living areas, 2 bedrooms and a bath on each level. This home can be personalized to suit your taste and become your forever home. Come see for yourself today. Selling "AS-IS"

3. 2026-05-01
   price $277,000 735-char remark

   Show marketing remark (727 chars)

   Endless possibilities await in this almost 2600 square feet home on five acres. The lush surroundings are so peaceful and quiet. You'll want to take advantage of the new back deck (Dec. 2024) among the canopy of trees. Other updates include new front porch steps in January 2025 and a new water heater in 2024. The roof was replaced in approximately 2010, the well filter is changed every 3 months, and the septic tank was pumped in April 2024. Propane was added April 2025 to the two propane heaters. Inside the home you will find 2 spacious living areas, 2 bedrooms and a bath on each level. This home can be personalized to suit your taste and become your forever home. Come see for yourself today. Selling "AS-IS"

4. 2026-05-01
   price $277,000 727-char remark

   Show marketing remark (727 chars)

   Endless possibilities await in this almost 2600 square feet home on five acres. The lush surroundings are so peaceful and quiet. You'll want to take advantage of the new back deck (Dec. 2024) among the canopy of trees. Other updates include new front porch steps in January 2025 and a new water heater in 2024. The roof was replaced in approximately 2010, the well filter is changed every 3 months, and the septic tank was pumped in April 2024. Propane was added April 2025 to the two propane heaters. Inside the home you will find 2 spacious living areas, 2 bedrooms and a bath on each level. This home can be personalized to suit your taste and become your forever home. Come see for yourself today. Selling "AS-IS"

5. 2026-04-16
   listed $290,000 Active 735-char remark

   Show marketing remark (735 chars)

   Endless possibilities await in this almost 2600 square feet home on five acres. The lush surroundings are so peaceful and quiet. You’ll want to take advantage of the new back deck (Dec. 2024) among the canopy of trees. Other updates include new front porch steps in January 2025 and a new water heater in 2024. The roof was replaced in approximately 2010, the well filter is changed every 3 months, and the septic tank was pumped in April 2024. Propane was added April 2025 to the two propane heaters. Inside the home you will find 2 spacious living areas, 2 bedrooms and a bath on each level. This home can be personalized to suit your taste and become your forever home. Come see for yourself today. Selling “AS-IS”

6. 2026-04-15
   historical $290,000 735-char remark

   Show marketing remark (735 chars)

   Endless possibilities await in this almost 2600 square feet home on five acres. The lush surroundings are so peaceful and quiet. You’ll want to take advantage of the new back deck (Dec. 2024) among the canopy of trees. Other updates include new front porch steps in January 2025 and a new water heater in 2024. The roof was replaced in approximately 2010, the well filter is changed every 3 months, and the septic tank was pumped in April 2024. Propane was added April 2025 to the two propane heaters. Inside the home you will find 2 spacious living areas, 2 bedrooms and a bath on each level. This home can be personalized to suit your taste and become your forever home. Come see for yourself today. Selling “AS-IS”

7. 2026-04-13
   listed $290,000 New 727-char remark

   Show marketing remark (727 chars)

   Endless possibilities await in this almost 2600 square feet home on five acres. The lush surroundings are so peaceful and quiet. You'll want to take advantage of the new back deck (Dec. 2024) among the canopy of trees. Other updates include new front porch steps in January 2025 and a new water heater in 2024. The roof was replaced in approximately 2010, the well filter is changed every 3 months, and the septic tank was pumped in April 2024. Propane was added April 2025 to the two propane heaters. Inside the home you will find 2 spacious living areas, 2 bedrooms and a bath on each level. This home can be personalized to suit your taste and become your forever home. Come see for yourself today. Selling "AS-IS"

8. 2025-10-29
   historical
9. 2025-10-29
   historical
10. 2025-10-27
    historical
11. 2025-10-27
    historical
12. 1999-02-17
    soldstatus $97,000

ⓘ 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: $2,333 · $194/mo
• Projected year-2 tax: $2,548 · $212/mo
• Expected delta: +$216/yr (+$18/mo · 9.2%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 36% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,688
• − Mortgage interest: −$15,516
• − Property taxes: −$2,333
• − Insurance: −$1,385
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$8,058
• Taxable loss: −$6,554
• Est. tax savings @ 24.0%: +$1,573
• After-tax cash flow: $-73/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: Jasper County
• NCES district ID: 1302970
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $42,606
• Composite: 22.99/100
• National rank: #7980
• State rank: #113 of 174 in GA

Livability — Monticello

• Score: 79/100
• State rank: #16
• US rank: #2229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,859

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 13,020 people
• By 2030: 12,538 · -3.7%
• By 2040: 11,355 · -12.8%
• By 2050: 9,955 · -23.5%
• By 2075: 6,646 · -49.0%
• By 2100: 4,022 · -69.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+58.4) · D 20.6% · R 79.0%
• 2008→2024 swing: -24.8pp toward R · 2008: -33.6pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.1 2016: R+46.7 2012: R+38.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 58.00%
• Current HPI: 420.9288
• 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

+185.6% since first listed

12 events — show timeline

• 2026-05-15 Contingent — FMLS
• 2026-05-15 Contingent — GAMLS
• 2026-05-01 Price Changed $277,000 FMLS
• 2026-05-01 Price Changed $277,000 GAMLS
• 2026-04-16 Listed $290,000 FMLS
• 2026-04-15 Coming Soon $290,000 FMLS
• 2026-04-13 Listed $290,000 GAMLS
• 2025-10-29 Listing Removed — FMLS
• 2025-10-29 Listing Removed — GAMLS
• 2025-10-27 Coming Soon — GAMLS
• 2025-10-27 Coming Soon — FMLS
• 1999-02-17 Sold (Public Records) $97,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,333 · +14.7% YoY. Source: county tax records.