237 Milton Varnadore Rd · Reidsville, GA 30453

$139,900

3 bd · 2.0 ba · 2,152 sqft · SingleFamily public records · 17 Days on market

Built 2011 1.00 ac lot $65/sqft · 54% below area ↓ 31% 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 +11.3/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +3.3/10.0
• DSCR +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

Listing remarks MLS

(Imported from ABBR ListingId 19454) Enjoy relaxed living in a private setting. This home is a 4 Bedroom 2.5 Bath with an open living room, dining and kitchen floor plan. Kitchen has stainless appliances and high top bar area. Large master suite with wal

Key facts

• 1 acre lot
• Built 2011
• Listed 17 days

Property features AI

Finance

• Other: Property sits on approximately 1 acre; Located about 3.5 miles west of Reidsville just off Hwy 280
• HOA & community: No HOA

Exterior

• Parking: No designated parking
• Utilities: Well water; Septic tank; Electricity available
• Home design: Single-family residence (house); Built in 2011; Fixer condition; One story
• Construction: Vinyl siding construction; Composition roof; Built in 2011
• Exterior features: Composition roof; Vinyl siding

Interior

• Kitchen: Dishwasher; Kitchen includes laundry area
• Bedrooms: Three main-level bedrooms
• Flooring: Other flooring type
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile baths; One-level living; Great room; Additional room labeled 'Other'
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-50 ($-601/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (16.8% below list).
• Recommended offer: $116k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.9% 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: South Tattnall Middle School (math 37% / reading 35%, grade F, #178 of 470 statewide, top 39%, 382 students, 78% FRL).
• Market conditions: 42 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 $11k of equity ($967 loan paydown + $10k 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 $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• 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 $116,327 (16.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $302,485
• List price: $139,900
• Delta: -53.75%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.3%
• Equity multiple: 2.15×
• Total profit: $44,899
• Equity at exit: $96,112

10-year hold

• IRR: 16.0%
• Equity multiple: 4.40×
• Total profit: $133,011
• Equity at exit: $181,819

Cash invested: $39,172 (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: 42
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$177 /mo · $2,125/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-50

Break-even live

Break-even rent $1,227

Max offer price $131,058

Occupancy floor 99%

Sensitivity live

Price	-10% $29	-5% $-10	+0% $-50	+5% $-90	+10% $-129
Rent	-10% $-142	-5% $-96	+0% $-50	+5% $-4	+10% $42
Rate	-1.0pp $20	-0.5pp $-14	base $-50	+0.5pp $-86	+1.0pp $-123

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-08
   listed $139,900 New 59-char remark
2. 2022-03-11
   soldstatus $204,000
3. 2022-03-04
   soldstatus $204,000 256-char remark

   Show marketing remark (256 chars)

   (Imported from ABBR ListingId 19454) Enjoy relaxed living in a private setting. This home is a 4 Bedroom 2.5 Bath with an open living room, dining and kitchen floor plan. Kitchen has stainless appliances and high top bar area. Large master suite with wal

4. 2021-12-06
   listed $204,000 256-char remark

   Show marketing remark (256 chars)

   (Imported from ABBR ListingId 19454) Enjoy relaxed living in a private setting. This home is a 4 Bedroom 2.5 Bath with an open living room, dining and kitchen floor plan. Kitchen has stainless appliances and high top bar area. Large master suite with wal

ⓘ 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: $2,125 · $177/mo
• Projected year-2 tax: $2,125 · $177/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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,959
• − Mortgage interest: −$7,837
• − Property taxes: −$2,125
• − Insurance: −$700
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$4,070
• Taxable loss: −$3,005
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $121/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

• 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

-31.4% since first listed

5 events — show timeline

• 2026-05-28 Pending — GAMLS
• 2026-05-08 Listed $139,900 GAMLS
• 2022-03-11 Sold (Public Records) $204,000 Public Records
• 2022-03-04 Sold (MLS) $204,000 GAMLS
• 2021-12-06 Listed $204,000 GAMLS

Property tax history

+7.8%/yr

Latest (2025): $2,125 · +0.0% YoY. Source: county tax records.