72 Ridgeview Ct · Gumlog, GA 30553

$100,000

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 53 Days on market

Built 1989 0.25 ac lot $74/sqft · 71% below area

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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 +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 2 bathroom home offers 1,344 sq ft of living space with a functional layout and solid 4-sided brick construction. The setup provides a good flow for everyday living, with plenty of room to make it your own over time. Whether you're looking for a primary residence or something you can gradually update to fit your style, this property gives you flexibility without overcomplicating it. With the right vision, there's a lot you can do here, making it a great option for buyers who want both value and potential in one.

Key facts

• 0.25 acre lot
• Built 1989
• Listed 53 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 2.7% in Gumlog — 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 (#185 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Franklin County (rural): math 38% / reading 35% proficiency, ranked #61 of 174 in GA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 144 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 163 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $30k; list at $100k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.80% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.06%
• DSCR: 2.47
• GRM: 4.6

CMA / ARV

• ARV (median comp): $344,906
• List price: $100,000
• Delta: -71.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
359 Rue Chalet	0.27mi	2/2.0	1,344 (0%)	10mo	$545,000	$406	75
999 Rue Fleur De Lis	0.55mi	2/2.0	1,332 (-1%)	2mo	$549,000	$412	67
78 View Point Pl	0.34mi	2/2.0	1,232 (-8%)	8mo	$275,000	$223	59
576 Normandy Trl	0.35mi	3/2.0 (+1)	1,396 (+4%)	22mo	$495,000	$355	50
11 Fishermans Ext Cv	0.62mi	2/1.0	1,488 (+11%)	9mo	$496,000	$333	46
85 Stillwater Rd	0.75mi	3/2.0 (+1)	1,332 (-1%)	11mo	$307,500	$231	46
192 Brittany Cove Cir	0.63mi	3/2.0 (+1)	1,344 (0%)	22mo	$228,000	$170	43
329 Chateau Dr	0.57mi	3/3.0 (+1)	1,420 (+6%)	18mo	$602,500	$424	36

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: 28.2%
• Equity multiple: 2.18×
• Total profit: $32,925
• Equity at exit: $14,910

10-year hold

• IRR: 35.7%
• Equity multiple: 4.28×
• Total profit: $91,939
• Equity at exit: $8,646

Cash invested: $28,000 (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 30553

• Home prices YoY: -7.0%
• Active inventory: 144
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$85 /mo · $1,015/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $771

Break-even live

Break-even rent $824

Max offer price $100,000

Occupancy floor 52%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
790 Normandy Trl Lavonia, GA	2.0	1.5	1008	$1,800	$1.79	44d	1	0.17mi

Listing history 10 events

1. 2026-05-31
   days on market $100,000 Active 53 DOM
2. 2026-05-31
   days on market $100,000 Active 52 DOM
3. 2025-12-29
   historical
4. 2025-12-07
   listed $100,000 New 533-char remark

   Show marketing remark (533 chars)

   This 3 bedroom, 2 bathroom home offers 1,344 sq ft of living space with a functional layout and solid 4-sided brick construction. The setup provides a good flow for everyday living, with plenty of room to make it your own over time. Whether you're looking for a primary residence or something you can gradually update to fit your style, this property gives you flexibility without overcomplicating it. With the right vision, there's a lot you can do here, making it a great option for buyers who want both value and potential in one.

5. 2025-11-10
   listed $200,000 New
6. 2025-11-10
   listed $135,000 New
7. 2024-03-31
   historical
8. 2024-02-15
   price $149,900
9. 2024-01-09
   listed $119,900 New
10. 1999-01-25
    soldstatus $30,000

ⓘ 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: $1,015 · $85/mo
• Projected year-2 tax: $1,015 · $85/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$5,602
• − Property taxes: −$1,015
• − Insurance: −$500
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$2,909
• Taxable income: $8,118
• Est. tax owed @ 24.0%: −$1,948
• After-tax cash flow: $7,308/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: Franklin County
• NCES district ID: 1302250
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $35,985
• Composite: 30.28/100
• National rank: #6281
• State rank: #61 of 174 in GA

Livability — Gumlog

• Score: 66/100
• State rank: #185
• US rank: #11633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gumlog, GA
• Population (ZIP): 8,454

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,625 people
• By 2030: 22,725 · +0.4%
• By 2040: 22,806 · +0.8%
• By 2050: 22,713 · +0.4%
• By 2075: 22,514 · -0.5%
• By 2100: 20,768 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 11% Hispanic / Latino 9% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Asian/Pacific 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+72.6) · D 13.6% · R 86.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -51.5pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.5 2016: R+68.6 2012: R+59.5 2008: R+51.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.92%
• Current HPI: 385.1997
• 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

+233.3% since first listed

8 events — show timeline

• 2025-12-29 Listing Removed — GAMLS
• 2025-12-07 Listed $100,000 GAMLS
• 2025-11-10 Listed $135,000 GAMLS
• 2025-11-10 Listed $200,000 GAMLS
• 2024-03-31 Listing Removed — GAMLS
• 2024-02-15 Price Changed $149,900 GAMLS
• 2024-01-09 Listed $119,900 GAMLS
• 1999-01-25 Sold (Public Records) $30,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,015 · +1.3% YoY. Source: county tax records.