1332 GA Hwy 41 · Morgan, GA 39866

$79,900

3 bd · 1.0 ba · 2,055 sqft · SingleFamily public records · 72 Days on market

Built 1946 1.00 ac lot $39/sqft · 26% below area Est $107k · 26% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Quiet country living on a beautiful piece of property!! This 3 bedroom 2.5 bath home has 2,055 sq feet of living space. This home could use updating but the price is reflective of needed updates and improvements. NOTE: The well is NOT functional. New equipment will be needed. This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply). Purchasers may use any lender they choose to finance the purchase of the property, however the seller requires that all non-cash offers must be pre-qualified by Newrez loans. Prior to offer acceptance. Under FinCEN's new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC

Key facts

• 1 acre lot
• Built 1946
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#545 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: schools F, amenities F, commute F.
• Calhoun County (rural): math 4% / reading 6% proficiency, ranked #174 of 174 in GA (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 5 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($552 loan paydown + $756 appreciation (0.9% local appreciation)).
• Calhoun County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $80k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.59% ✓
• Cap rate: 13.72%
• Cash-on-cash: 26.52%
• DSCR: 2.18
• GRM: 5.2

CMA / ARV

• ARV (median comp): $107,421
• List price: $79,900
• Delta: -25.62%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1332 GA Hwy 41	0.00mi	3/2.5	2,055 (0%)	1mo	$68,250	$33	93

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

Projected returns pro-forma

0.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 2.46×
• Total profit: $32,766
• Equity at exit: $27,054

10-year hold

• IRR: 31.3%
• Equity multiple: 4.75×
• Total profit: $83,796
• Equity at exit: $35,782

Cash invested: $22,372 (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 39866

• Home prices YoY: 0.9%
• Active inventory: 5
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $494

Break-even live

Break-even rent $644

Max offer price $79,900

Occupancy floor 56%

Sensitivity live

Price	-10% $540	-5% $517	+0% $494	+5% $472	+10% $449
Rent	-10% $394	-5% $444	+0% $494	+5% $545	+10% $595
Rate	-1.0pp $535	-0.5pp $515	base $494	+0.5pp $474	+1.0pp $453

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-08
   status Under Contract 1337-char remark

   Show marketing remark (1337 chars)

   Quiet country living on a beautiful piece of property!! This 3 bedroom 2.5 bath home has 2,055 sq feet of living space. This home could use updating but the price is reflective of needed updates and improvements. NOTE: The well is NOT functional. New equipment will be needed. This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply). Purchasers may use any lender they choose to finance the purchase of the property, however the seller requires that all non-cash offers must be pre-qualified by Newrez loans. Prior to offer acceptance. Under FinCEN's new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC

2. 2026-04-27
   price $79,900 1337-char remark

   Show marketing remark (1337 chars)

   Quiet country living on a beautiful piece of property!! This 3 bedroom 2.5 bath home has 2,055 sq feet of living space. This home could use updating but the price is reflective of needed updates and improvements. NOTE: The well is NOT functional. New equipment will be needed. This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply). Purchasers may use any lender they choose to finance the purchase of the property, however the seller requires that all non-cash offers must be pre-qualified by Newrez loans. Prior to offer acceptance. Under FinCEN's new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC

3. 2026-03-26
   price $89,900 1337-char remark

   Show marketing remark (1337 chars)

   Quiet country living on a beautiful piece of property!! This 3 bedroom 2.5 bath home has 2,055 sq feet of living space. This home could use updating but the price is reflective of needed updates and improvements. NOTE: The well is NOT functional. New equipment will be needed. This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply). Purchasers may use any lender they choose to finance the purchase of the property, however the seller requires that all non-cash offers must be pre-qualified by Newrez loans. Prior to offer acceptance. Under FinCEN's new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC

4. 2026-02-25
   listed $109,900 New 1337-char remark

   Show marketing remark (1337 chars)

   Quiet country living on a beautiful piece of property!! This 3 bedroom 2.5 bath home has 2,055 sq feet of living space. This home could use updating but the price is reflective of needed updates and improvements. NOTE: The well is NOT functional. New equipment will be needed. This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply). Purchasers may use any lender they choose to finance the purchase of the property, however the seller requires that all non-cash offers must be pre-qualified by Newrez loans. Prior to offer acceptance. Under FinCEN's new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC

5. 2002-11-22
   soldstatus $52,600

ⓘ 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: $682 · $57/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$53/yr (+$4/mo · 7.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,243
• − Mortgage interest: −$4,476
• − Property taxes: −$682
• − Insurance: −$400
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$2,324
• Taxable income: $4,923
• Est. tax owed @ 24.0%: −$1,181
• After-tax cash flow: $4,751/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: Calhoun County
• NCES district ID: 1300750
• Math proficiency: 4% ▼ -14.00%
• Reading proficiency: 6% ▼ -5.00%
• Median HH income: $29,551
• Composite: 3.52/100
• National rank: #10073
• State rank: #174 of 174 in GA

Livability — Morgan

• Score: 54/100
• State rank: #545
• US rank: #24076

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,012

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 6,349 people
• By 2030: 6,317 · -0.5%
• By 2040: 6,151 · -3.1%
• By 2050: 5,894 · -7.2%
• By 2075: 4,825 · -24.0%
• By 2100: 3,508 · -44.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 58% White 32% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 7% German/W. Germanic 1%

Political lean MEDSL · Calhoun

• 2024 margin: D (+12.3) · D 56.1% · R 43.8%
• 2008→2024 swing: -9.4pp toward R · 2008: 21.7pp · 2024: 12.3pp
• All cycles: 2024: D+12.3 2020: D+15.5 2016: D+17.2 2012: D+18.9 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.95%
• Current HPI: 102.4989
• 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

+51.9% since first listed

5 events — show timeline

• 2026-05-08 Pending — GAMLS
• 2026-04-27 Price Changed $79,900 GAMLS
• 2026-03-26 Price Changed $89,900 GAMLS
• 2026-02-25 Listed $109,900 GAMLS
• 2002-11-22 Sold (Public Records) $52,600 Public Records

Property tax history

-0.6%/yr

Latest (2025): $682 · +0.0% YoY. Source: county tax records.