134 Spring St · Wrightsville, GA 31096

$52,500

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 8 Days on market

Built 1955 9,583 sqft lot $53/sqft · 15% below area Est $62k · 15% under

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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
• ARV discount +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

GREAT INVESTMENT PROPERTY OR STARTER HOME is found in this well maintained 3 bedroom home with updated kitchen and fenced back yard. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. The year of construction and city taxes are estimated.

Key facts

• 9,583 sq ft lot
• Built 1955
• Listed 8 days

Property features AI

Finance

• Other: Property located at 134 Spring St, Wrightsville, GA 31096
• HOA & community: No HOA

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence (house); One story; Resale property
• Construction: Built in 1955; Crawl space foundation
• Exterior features: Shingle/other roof; Other construction materials; Lot with approximately 0.22 acres; No notable lot features

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heating present (other); Cooling present (other)
• Interior features: One-level living; Great room; Fireplace (1)
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).

Location & tenants

• Location reads 58/100 on livability (#419 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B+; Watch: amenities F, commute F, employment F.
• Johnson County (rural): math 34% / reading 33% proficiency, ranked #79 of 174 in GA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Johnson County High School (math 5% / reading 24%, grade F, #297 of 424 statewide, top 74%, 303 students, 94% FRL) — zoned schools average 94% FRL vs 69% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 34% district-wide (-19 pts) — the specific schools serving this property underperform the Johnson County average; the district grade overstates school quality for this exact location.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $376 of equity ($363 loan paydown + $13 appreciation (0.0% local appreciation)).
• Johnson County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $52,500

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.27% ✓
• Cap rate: 19.34%
• Cash-on-cash: 46.61%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (median comp): $61,563
• List price: $52,500
• Delta: -14.72%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

0.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.0%
• Equity multiple: 3.38×
• Total profit: $34,920
• Equity at exit: $15,312

10-year hold

• IRR: 50.7%
• Equity multiple: 6.73×
• Total profit: $84,294
• Equity at exit: $18,460

Cash invested: $14,700 (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 31096

• Home prices YoY: 0.0%
• Active inventory: 17
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$275
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $571

Break-even live

Break-even rent $471

Max offer price $52,500

Occupancy floor 47%

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: $13,125
• Closing costs: $1,575
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   status Under Contract 318-char remark
2. 2026-05-01
   listed $52,500 New 318-char remark

ⓘ 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: $900 · $75/mo
• Projected year-2 tax: $900 · $75/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $14,327
• − Mortgage interest: −$2,941
• − Property taxes: −$900
• − Insurance: −$262
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$1,527
• Taxable income: $6,404
• Est. tax owed @ 24.0%: −$1,537
• After-tax cash flow: $5,315/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: Johnson County
• NCES district ID: 1303120
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $34,082
• Composite: 27.59/100
• National rank: #6934
• State rank: #79 of 174 in GA

Livability — Wrightsville

• Score: 58/100
• State rank: #419
• US rank: #20688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wrightsville, GA
• City population: 7,307
• Population (ZIP): 7,307

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 9,208 people
• By 2030: 8,957 · -2.7%
• By 2040: 8,384 · -8.9%
• By 2050: 7,889 · -14.3%
• By 2075: 6,670 · -27.6%
• By 2100: 5,430 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 53% Black 40% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+46.4) · D 26.8% · R 73.1%
• 2008→2024 swing: -12.7pp toward R · 2008: -33.7pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+39.7 2016: R+37.6 2012: R+30.1 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.03%
• Current HPI: 201.8678
• 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

2 events — show timeline

• 2026-05-12 Pending — GAMLS
• 2026-05-01 Listed $52,500 GAMLS

Property tax history

+25.0%/yr

Latest (2025): $900 · +14.0% YoY. Source: county tax records.