18374 Main St · Woodbury, GA 30293

$195,000

3 bd · 1.0 ba · 1,652 sqft · SingleFamily public records · 23 Days on market

Built 1900 0.86 ac lot Est $244k · 20% 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 +21.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +5.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Charming historic character meets modern times in the heart of Woodbury o a double lot! Located at 18734 Main Street, this beautifully maintained 3 bedroom, 2 bathroom home offers timeless Southern charm with soaring ceilings, oversized rooms, wide trim details, and gorgeous hardwood floors throughout. The inviting front porch creates the perfect welcome, while the spacious interior provides flexible living spaces filled with natural light. The kitchen features abundant cabinetry, ample counter space, stainless appliances, and an open feel ideal for everyday living or entertaining. Both bathrooms have clean finishes while still complementing the home's historic character. Large bedrooms, ta

Key facts

• Double lot
• Historic character
• Fenced backyard

Tags

• HISTORIC CHARACTER
• DOUBLE LOT
• FENCED BACKYARD
• MATURE TREES
• PRIME LOCATION

Property features AI

Finance

• Other: Lot size approximately 0.86 acres; Parcel info available
• Financial info: Property is in foreclosure (special listing condition); Financing available: Cash, Conventional, USDA Loan, VA Loan
• HOA & community: No homeowners association

Exterior

• Parking: Side/rear entrance
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence (house); One-level home; Resale property; Outbuilding on the property; Facing direction not specified
• Construction: Built in 1900; Wood siding exterior; Composition roof; Block and pier (pillar/post/pier) foundation
• Exterior features: Patio; Porch; Fenced yard with privacy fencing; City lot, level and open

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating plus other heat source; Central air conditioning plus other cooling
• Interior features: High ceilings; Crawl space basement; Family room
• Laundry & utility: Mud room for laundry/utility use

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#431 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Meriwether County (rural): math 18% / reading 22% proficiency, ranked #144 of 174 in GA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Manchester Middle School (math 20% / reading 26%, grade F, #321 of 470 statewide, top 69%, 313 students, 96% FRL); Manchester High School (math 24% / reading 37%, grade F, #128 of 424 statewide, top 30%, 403 students, 96% FRL) — zoned schools average 96% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 180 units permitted in Meriwether County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Meriwether County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $108k; list at $195k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,075 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.07% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $244,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Durand St	0.26mi	2/1.5 (-1)	1,650 (-0%)	2mo	$310,000	$188	80
18256 Main St	0.12mi	3/2.0	1,796 (+9%)	1mo	$265,000	$148	75
78 Willow Dr	0.14mi	2/2.0 (-1)	1,710 (+4%)	7mo	$155,000	$91	73
43 Dogwood Ln	0.14mi	3/2.0	1,736 (+5%)	12mo	$274,000	$158	71
211 Dromedary St	0.32mi	3/1.0	1,460 (-12%)	3mo	$157,000	$108	63
126 Durand St	0.27mi	3/2.0	1,540 (-7%)	14mo	$272,900	$177	61
151 Flat Shoals Rd	0.15mi	3/2.0	1,864 (+13%)	10mo	$220,000	$118	59
101 Willow Dr	0.13mi	3/1.0	1,872 (+13%)	17mo	$206,000	$110	58
109 Pine St	0.30mi	3/2.0	1,812 (+10%)	12mo	$194,500	$107	56
178 Bray St	0.53mi	3/1.0	1,488 (-10%)	7mo	$35,000	$24	53
112 Holly Ln	0.75mi	4/2.0 (+1)	1,504 (-9%)	6mo	$277,000	$184	36
155 Baker St	0.62mi	3/2.0	1,456 (-12%)	15mo	$251,000	$172	34

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 3.27×
• Total profit: $123,907
• Equity at exit: $175,671

10-year hold

• IRR: 25.0%
• Equity multiple: 7.43×
• Total profit: $351,098
• Equity at exit: $378,842

Cash invested: $54,600 (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 30293

• Home prices YoY: 14.5%
• Active inventory: 23
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,091 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$271 /mo · $3,252/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $277

Break-even live

Break-even rent $1,740

Max offer price $195,000

Occupancy floor 82%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $195,000 Active 23 DOM
2. 2026-06-18
   days on market $195,000 Active 22 DOM
3. 2026-06-17
   days on market $195,000 Active 21 DOM
4. 2026-06-16
   days on market $195,000 Active 20 DOM
5. 2026-06-15
   days on market $195,000 Active 19 DOM
6. 2026-06-14
   days on market $195,000 Active 17 DOM
7. 2026-06-12
   statusdays on market $195,000 Active 16 DOM
8. 2026-06-09
   days on market $195,000 New 13 DOM
9. 2026-06-08
   days on market $195,000 New 12 DOM
10. 2026-06-07
    days on market $195,000 New 11 DOM
11. 2026-06-05
    days on market $195,000 New 8 DOM
12. 2026-06-03
    days on market $195,000 New 7 DOM
13. 2026-06-02
    days on market $195,000 New 6 DOM
14. 2026-06-01
    days on market $195,000 New 5 DOM
15. 2026-05-31
    days on market $195,000 New 4 DOM
16. 2026-05-30
    days on market $195,000 New 3 DOM
17. 2026-05-26
    listed $195,000 New
18. 2025-05-06
    historical
19. 2025-02-05
    price $204,500
20. 2025-02-01
    listed $125,000 New
21. 2023-07-27
    soldstatus $108,000
22. 2022-08-29
    soldstatus $90,000
23. 2017-06-13
    historical
24. 2016-07-18
    listed $125,000 New
25. 2015-04-01
    historical
26. 2014-03-27
    listed $36,500 New
27. 2010-05-26
    soldstatus $15,000
28. 1998-02-20
    soldstatus $47,000
29. 1993-09-09
    soldstatus $25,000

ⓘ 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: $3,252 · $271/mo
• Projected year-2 tax: $3,252 · $271/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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $25,094
• − Mortgage interest: −$10,923
• − Property taxes: −$3,252
• − Insurance: −$975
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$5,673
• Taxable income: $257
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $3,265/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: Meriwether County
• NCES district ID: 1303630
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $36,287
• Composite: 16.59/100
• National rank: #9175
• State rank: #144 of 174 in GA

Livability — Woodbury

• Score: 58/100
• State rank: #431
• US rank: #20989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbury, GA
• Population (ZIP): 2,178

Population outlook (Meriwether County) Hauer SSP2

• Today (2025): 19,554 people
• By 2030: 18,482 · -5.5%
• By 2040: 16,204 · -17.1%
• By 2050: 14,030 · -28.2%
• By 2075: 9,539 · -51.2%
• By 2100: 6,136 · -68.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 36% Two or more races 3%
• Common ancestry: Slovak 2% Serbian 1%

Political lean MEDSL · Meriwether

• 2024 margin: Strong R (+25.5) · D 37.1% · R 62.6%
• 2008→2024 swing: -20.0pp toward R · 2008: -5.4pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+20.6 2016: R+15.4 2012: R+5.7 2008: R+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.71%
• Current HPI: 328.5122
• 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

+680.0% since first listed

13 events — show timeline

• 2026-05-26 Listed $195,000 GAMLS
• 2025-05-06 Listing Removed — GAMLS
• 2025-02-05 Price Changed $204,500 GAMLS
• 2025-02-01 Listed $125,000 GAMLS
• 2023-07-27 Sold (Public Records) $108,000 Public Records
• 2022-08-29 Sold (Public Records) $90,000 Public Records
• 2017-06-13 Listing Removed — GAMLS
• 2016-07-18 Listed $125,000 GAMLS
• 2015-04-01 Listing Removed — GAMLS
• 2014-03-27 Listed $36,500 GAMLS
• 2010-05-26 Sold (Public Records) $15,000 Public Records
• 1998-02-20 Sold (Public Records) $47,000 Public Records
• 1993-09-09 Sold (Public Records) $25,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $3,252 · +2.1% YoY. Source: county tax records.