145 Elizabeth St · Folkston, GA 31537

$40,000

3 bd · 1.0 ba · 836 sqft · SingleFamily public records · 2 Days on market

Built 1964 0.41 ac lot

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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
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special! This home is in need of a total rehab, handymen & builders - this one is for you. With new builds on our street selling just under $300,000, this presents an opportunity for new construction or fix and flip with large margins. The home is currently occupied with a non paying tenant that will convey with the sale.

Key facts

• 0.41 acre lot
• 4 parking spots
• Built 1964

Property features AI

Finance

• Other: Property condition: Fixer; Property type: Residential - Single Family Residence
• Financial info: Listing terms: Cash
• HOA & community: No HOA

Exterior

• Parking: Carport (parking for 4)
• Utilities: Public water available; Public sewer (sewer connected)
• Home design: Single-family residence (house); Built in 1964; One story
• Construction: Block construction; Composition roof; Built in 1964
• Exterior features: Cul-de-sac lot; Other exterior features

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Fireplace (1); Other interior features
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $40k).
• Cap rate 22.2% vs local median 2.8% in Folkston — 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 (#191 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Charlton County (rural): math 28% / reading 33% proficiency, ranked #94 of 174 in GA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Folkston Elementary School (math 42% / reading 42%, grade F, #380 of 1,228 statewide, top 33%, 469 students, 76% FRL).
• Market conditions: 83 active listings in the ZIP; 49 units permitted in Charlton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($277 loan paydown + $2k appreciation (5.5% local appreciation)).
• At projected returns (5.5% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,000

Questions for the listing agent

1. Built in 1964 — 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: 2.49% ✓
• Cap rate: 22.22%
• Cash-on-cash: 56.88%
• DSCR: 3.53
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.5%
• Equity multiple: 4.94×
• Total profit: $44,163
• Equity at exit: $23,871

10-year hold

• IRR: 61.9%
• Equity multiple: 10.27×
• Total profit: $103,788
• Equity at exit: $42,228

Cash invested: $11,200 (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 31537

• Home prices YoY: 1.8%
• Active inventory: 83
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $531

Break-even live

Break-even rent $323

Max offer price $40,000

Occupancy floor 42%

Sensitivity live

Price	-10% $554	-5% $542	+0% $531	+5% $520	+10% $508
Rent	-10% $452	-5% $492	+0% $531	+5% $570	+10% $609
Rate	-1.0pp $551	-0.5pp $541	base $531	+0.5pp $520	+1.0pp $510

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-21
   status Under Contract
2. 2026-05-19
   listed $40,000 New
3. 2012-01-27
   soldstatus $68,000
4. 2005-06-06
   soldstatus $48,000
5. 2001-04-02
   soldstatus $45,500
6. 1992-11-02
   soldstatus $40,000

ⓘ 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: $345 · $29/mo
• Projected year-2 tax: $368 · $31/mo
• Expected delta: +$23/yr (+$2/mo · 6.5%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,940
• − Mortgage interest: −$2,241
• − Property taxes: −$345
• − Insurance: −$200
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$1,164
• Taxable income: $6,080
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $4,911/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: Charlton County
• NCES district ID: 1300990
• Math proficiency: 28% ▼ -14.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $41,024
• Composite: 25.75/100
• National rank: #7374
• State rank: #94 of 174 in GA

Livability — Folkston

• Score: 66/100
• State rank: #191
• US rank: #11801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Folkston, GA
• Population (ZIP): 9,343

Population outlook (Charlton County) Hauer SSP2

• Today (2025): 13,147 people
• By 2030: 13,116 · -0.2%
• By 2040: 13,025 · -0.9%
• By 2050: 12,954 · -1.5%
• By 2075: 12,941 · -1.6%
• By 2100: 11,206 · -14.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 56% Black 33% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Charlton

• 2024 margin: Solid R (+56.2) · D 21.8% · R 77.9%
• 2008→2024 swing: -21.7pp toward R · 2008: -34.4pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+50.7 2016: R+48.5 2012: R+35.3 2008: R+34.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.49%
• Current HPI: 318.9275
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-21 Pending — GAMLS
• 2026-05-19 Listed $40,000 GAMLS
• 2012-01-27 Sold (Public Records) $68,000 Public Records
• 2005-06-06 Sold (Public Records) $48,000 Public Records
• 2001-04-02 Sold (Public Records) $45,500 Public Records
• 1992-11-02 Sold (Public Records) $40,000 Public Records

Property tax history

-4.9%/yr

Latest (2025): $345 · +14.8% YoY. Source: county tax records.