139 Register Ave · Reidsville, GA 30453

$124,000

3 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 100 Days on market

Built 1950 8,276 sqft lot $101/sqft · 40% above area Est $89k · 40% over ↓ 4% since listing

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Why this score? — see what drove the D 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 +16.3/30.0
• Appreciation +8.5/10.0
• DSCR +5.0/10.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming & Completely Refreshed | 139 Register Avenue Welcome Home! This updated 3-bedroom, 1-bath residence in the heart of Reidsville offers the perfect blend of modern comfort and classic charm. Spanning approximately 1,228 square feet, this home has been prepared to be truly move-in ready. Step inside to a bright, open atmosphere featuring fresh paint and updated flooring throughout. Plumbing in this home has been updated. New roof in 2023 and HVAC system in 2024. Three well-appointed bedrooms provide plenty of space for a growing family, a home office, or guest quarters. Nestled on a manageable 0.19-acre lot, you are just minutes away from local schools, parks, and downtown Reidsville amenities. The back yard is completely fenced in and has a free standing carport and small storage house. This property is an ideal choice for those looking for a stress-free transition. Investment Potential: This property represents a prime turn-key opportunity for savvy investors. Reidsville continues to see a strong demand for quality rental housing, with very limited inventory currently available. Nearby 3-bedroom properties have commanded rents between $1,100 and $1,300+ per month, offering attractive potential yields. Since recent updates have already completed, this asset is positioned for immediate occupancy, minimizing initial capital expenditures and vacancy time. Enjoy the stability of a central location with easy access to Highway 280 and Highway 121, ensuring long-term desirability for tenants.

Key facts

• Plumbing updated
• Updated flooring
• Fenced in back yard

Tags

• UPDATED FLOORING
• PLUMBING UPDATED
• NEW ROOF
• HVAC SYSTEM
• FENCED IN BACK YARD
• FREE STANDING CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $67 ($805/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 $103k (16.6% below list).
• Recommended offer: $103k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.8% in Reidsville — 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 66/100 on livability (#198 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Tattnall County (rural): math 29% / reading 28% proficiency, ranked #103 of 174 in GA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Reidsville Elementary School (math 23% / reading 19%); North Tattnall Middle School (math 34% / reading 33%, grade F, #206 of 470 statewide, top 45%, 446 students, 78% FRL); Tattnall County High School (math 19% / reading 29%, grade F, #203 of 424 statewide, top 48%, 1,036 students, 78% FRL).
• Market conditions: 43 active listings in the ZIP; 46 units permitted in Tattnall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($857 loan paydown + $9k appreciation (6.9% local appreciation)).
• Tattnall County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,426 (16.6% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (median comp): $88,832
• List price: $124,000
• Delta: 39.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
285 W Brumby Ave	0.36mi	4/1.0 (+1)	1,232 (+0%)	16mo	$87,500	$71	64
294 W Brumby Ave	0.43mi	2/1.0 (-1)	1,367 (+11%)	1mo	$8,000	$6	55
256 E Brazell St	0.53mi	3/2.0	1,208 (-2%)	17mo	$164,000	$136	54
144 Tattnall St	0.67mi	3/2.0	1,176 (-4%)	6mo	$156,000	$133	53
110 Mimosa Cir	0.39mi	3/1.0	1,113 (-9%)	16mo	$140,000	$126	53
101 Mimosa Cir	0.34mi	3/2.0	1,056 (-14%)	15mo	$99,000	$94	45
119 Jonquill Ln	0.67mi	3/1.5	1,075 (-12%)	16mo	$160	—	33

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

Projected returns pro-forma

6.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.35×
• Total profit: $46,826
• Equity at exit: $85,189

10-year hold

• IRR: 18.4%
• Equity multiple: 4.83×
• Total profit: $132,883
• Equity at exit: $161,154

Cash invested: $34,720 (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 30453

• Home prices YoY: 3.1%
• Active inventory: 43
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,034 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$48 /mo · $577/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $67

Break-even live

Break-even rent $949

Max offer price $124,000

Occupancy floor 89%

Sensitivity live

Price	-10% $137	-5% $102	+0% $67	+5% $32	+10% $-3
Rent	-10% $-15	-5% $26	+0% $67	+5% $108	+10% $149
Rate	-1.0pp $130	-0.5pp $99	base $67	+0.5pp $35	+1.0pp $2

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-17
   status $124,000 Under Contract 100 DOM
2. 2026-06-17
   days on market $124,000 Active 100 DOM
3. 2026-06-16
   days on market $124,000 Active 99 DOM
4. 2026-06-15
   days on market $124,000 Active 98 DOM
5. 2026-06-14
   days on market $124,000 Active 96 DOM
6. 2026-06-13
   statusdays on market $124,000 Active 95 DOM
7. 2026-06-10
   days on market $124,000 Price Change 93 DOM
8. 2026-06-09
   days on market $124,000 Price Change 92 DOM
9. 2026-06-09
   pricestatus $124,000 Price Change 91 DOM
10. 2026-06-08
    days on market $129,000 Active 91 DOM
11. 2026-06-07
    days on market $129,000 Active 90 DOM
12. 2026-06-05
    days on market $129,000 Active 87 DOM
13. 2026-06-03
    days on market $129,000 Active 86 DOM
14. 2026-06-02
    days on market $129,000 Active 85 DOM
15. 2026-06-01
    days on market $129,000 Active 84 DOM
16. 2026-05-31
    days on market $129,000 Active 83 DOM
17. 2026-05-30
    days on market $129,000 Active 82 DOM
18. 2026-05-06
    price $129,000 1531-char remark

    Show marketing remark (1531 chars)

    Charming & Completely Refreshed | 139 Register Avenue Welcome Home! This updated 3-bedroom, 1-bath residence in the heart of Reidsville offers the perfect blend of modern comfort and classic charm. Spanning approximately 1,228 square feet, this home has been prepared to be truly move-in ready. Step inside to a bright, open atmosphere featuring fresh paint and updated flooring throughout. Plumbing in this home has been updated. New roof in 2023 and HVAC system in 2024. Three well-appointed bedrooms provide plenty of space for a growing family, a home office, or guest quarters. Nestled on a manageable 0.19-acre lot, you are just minutes away from local schools, parks, and downtown Reidsville amenities. The back yard is completely fenced in and has a free standing carport and small storage house. This property is an ideal choice for those looking for a stress-free transition. Investment Potential: This property represents a prime turn-key opportunity for savvy investors. Reidsville continues to see a strong demand for quality rental housing, with very limited inventory currently available. Nearby 3-bedroom properties have commanded rents between $1,100 and $1,300+ per month, offering attractive potential yields. Since recent updates have already completed, this asset is positioned for immediate occupancy, minimizing initial capital expenditures and vacancy time. Enjoy the stability of a central location with easy access to Highway 280 and Highway 121, ensuring long-term desirability for tenants.

19. 2026-03-02
    listed $134,900 New 1531-char remark

    Show marketing remark (1531 chars)

    Charming & Completely Refreshed | 139 Register Avenue Welcome Home! This updated 3-bedroom, 1-bath residence in the heart of Reidsville offers the perfect blend of modern comfort and classic charm. Spanning approximately 1,228 square feet, this home has been prepared to be truly move-in ready. Step inside to a bright, open atmosphere featuring fresh paint and updated flooring throughout. Plumbing in this home has been updated. New roof in 2023 and HVAC system in 2024. Three well-appointed bedrooms provide plenty of space for a growing family, a home office, or guest quarters. Nestled on a manageable 0.19-acre lot, you are just minutes away from local schools, parks, and downtown Reidsville amenities. The back yard is completely fenced in and has a free standing carport and small storage house. This property is an ideal choice for those looking for a stress-free transition. Investment Potential: This property represents a prime turn-key opportunity for savvy investors. Reidsville continues to see a strong demand for quality rental housing, with very limited inventory currently available. Nearby 3-bedroom properties have commanded rents between $1,100 and $1,300+ per month, offering attractive potential yields. Since recent updates have already completed, this asset is positioned for immediate occupancy, minimizing initial capital expenditures and vacancy time. Enjoy the stability of a central location with easy access to Highway 280 and Highway 121, ensuring long-term desirability for tenants.

ⓘ 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: $577 · $48/mo
• Projected year-2 tax: $1,141 · $95/mo
• Expected delta: +$564/yr (+$47/mo · 97.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,411
• − Mortgage interest: −$6,946
• − Property taxes: −$577
• − Insurance: −$620
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$3,607
• Taxable loss: −$1,325
• Est. tax savings @ 24.0%: +$318
• After-tax cash flow: $1,123/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: Tattnall County
• NCES district ID: 1304770
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 28% ▼ -1.00%
• Median HH income: $36,214
• Composite: 23.65/100
• National rank: #7843
• State rank: #103 of 174 in GA

Livability — Reidsville

• Score: 66/100
• State rank: #198
• US rank: #12277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reidsville, GA
• Population (ZIP): 9,070

Population outlook (Tattnall County) Hauer SSP2

• Today (2025): 24,831 people
• By 2030: 24,823 · +-0.0%
• By 2040: 25,225 · +1.6%
• By 2050: 25,678 · +3.4%
• By 2075: 24,210 · -2.5%
• By 2100: 21,404 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 46% Black 37% Hispanic / Latino 13% Two or more races 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 12%

Political lean MEDSL · Tattnall

• 2024 margin: Solid R (+53.4) · D 23.1% · R 76.5%
• 2008→2024 swing: -11.8pp toward R · 2008: -41.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+48.8 2016: R+49.6 2012: R+42.2 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.91%
• Current HPI: 227.369
• 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

-4.4% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $129,000 GAMLS
• 2026-03-02 Listed $134,900 GAMLS

Property tax history

+4.4%/yr

Latest (2025): $577 · +42.4% YoY. Source: county tax records.