134 Spring St

Wrightsville, GA 31096

$52,500B+

3 bd · 1.0 ba · 992 sqft · Built 1955 · SingleFamily · Under Contract · 8 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,194/mo
• Mortgage (P&I): −$275
• Tax + insurance: −$97
• HOA: −$0
• Vac / Maint / Mgmt: −$251
• Net cashflow: $571/mo
• Annual: $6,852/yr
• Cap rate: 19.34%
• Cash-on-cash: 46.61%
• DSCR: 3.07
• 1% rule: 2.27%
• Cash to close: $14,700

Investor read

• This is a 3-bed/1.0-bath single-family listed at $52k.
• 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).
• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $376 of equity ($363 loan paydown + $13 appreciation (0.0% local appreciation)).
• 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.
• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 17 active listings in the ZIP.
• 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.
• 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.

Questions for listing agent

• Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.