628 Riverside Dr · Hagan, GA 30417

$100,000

2 bd · 0.5 ba · 904 sqft · SingleFamily public records · 190 Days on market

Built 1994 0.70 ac lot $111/sqft · 37% below area Est $160k · 37% 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare Riverfront Gem on the Canoochee River! This cozy 904 sq. ft. cabin offers 2 bedrooms, 2 full bathrooms, and stunning river views, making it the perfect vacation retreat for nature lovers. The metal roof is newly replaced that is 2 to 3 years old. The kitchen overlooks the river, offering a serene backdrop for your morning coffee, while the large deck is perfect for relaxing, reading, or soaking in the peaceful surroundings. Enjoy kayaking, fishing, or simply unwinding by the water, with direct water frontage access. With a laundry room and endless potential for updates, this charming cabin is ready to be transformed into your dream riverfront oasis.

Key facts

• Large deck
• Riverfront gem
• Stunning river views

Tags

• RIVERFRONT GEM
• STUNNING RIVER VIEWS
• NEWLY REPLACED METAL ROOF
• KITCHEN OVERLOOKS RIVER
• LARGE DECK
• DIRECT WATER FRONTAGE ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/0.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#223 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Evans County (rural): math 13% / reading 19% proficiency, ranked #153 of 174 in GA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 64 active listings in the ZIP; 26 units permitted in Evans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Evans County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $6k; list at $100k implies a 1530% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 80% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.44% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.77%
• DSCR: 2.01
• GRM: 5.8

CMA / ARV

• ARV (median comp): $159,946
• List price: $100,000
• Delta: -37.48%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.8%
• Equity multiple: 1.35×
• Total profit: $9,707
• Equity at exit: $14,910

10-year hold

• IRR: 18.0%
• Equity multiple: 2.50×
• Total profit: $41,950
• Equity at exit: $8,646

Cash invested: $28,000 (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 30417

• Home prices YoY: -11.3%
• Active inventory: 64
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$42
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $406

Break-even live

Break-even rent $928

Max offer price $100,000

Occupancy floor 67%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $100,000 Active 190 DOM
2. 2026-06-18
   days on market $100,000 Active 189 DOM
3. 2026-06-17
   days on market $100,000 Active 188 DOM
4. 2026-06-16
   days on market $100,000 Active 187 DOM
5. 2026-06-15
   days on market $100,000 Active 186 DOM
6. 2026-06-14
   days on market $100,000 Active 184 DOM
7. 2026-06-13
   days on market $100,000 Active 183 DOM
8. 2026-06-10
   days on market $100,000 Active 181 DOM
9. 2026-06-09
   days on market $100,000 Active 180 DOM
10. 2026-06-08
    days on market $100,000 Active 179 DOM
11. 2026-06-07
    days on market $100,000 Active 178 DOM
12. 2026-06-05
    days on market $100,000 Active 175 DOM
13. 2026-06-03
    days on market $100,000 Active 174 DOM
14. 2026-06-02
    days on market $100,000 Active 173 DOM
15. 2026-06-01
    days on market $100,000 Active 172 DOM
16. 2026-05-31
    days on market $100,000 Active 171 DOM
17. 2026-05-30
    days on market $100,000 Active 170 DOM
18. 2025-10-31
    historical
19. 2025-07-30
    price $100,000 662-char remark

    Show marketing remark (662 chars)

    Rare Riverfront Gem on the Canoochee River! This cozy 904 sq. ft. cabin offers 2 bedrooms, 2 full bathrooms, and stunning river views, making it the perfect vacation retreat for nature lovers. The metal roof is newly replaced that is 2 to 3 years old. The kitchen overlooks the river, offering a serene backdrop for your morning coffee, while the large deck is perfect for relaxing, reading, or soaking in the peaceful surroundings. Enjoy kayaking, fishing, or simply unwinding by the water, with direct water frontage access. With a laundry room and endless potential for updates, this charming cabin is ready to be transformed into your dream riverfront oasis.

20. 2025-03-06
    listed $100,000
21. 2025-03-06
    listed $100,000 Active
22. 2025-03-03
    historical
23. 2025-03-03
    historical
24. 2025-03-03
    historical
25. 2025-01-14
    price $109,000
26. 2024-10-26
    price $114,000
27. 2024-09-26
    listed $109,000

    Show marketing remark (662 chars)

    Rare Riverfront Gem on the Canoochee River! This cozy 904 sq. ft. cabin offers 2 bedrooms, 2 full bathrooms, and stunning river views, making it the perfect vacation retreat for nature lovers. The metal roof is newly replaced that is 2 to 3 years old. The kitchen overlooks the river, offering a serene backdrop for your morning coffee, while the large deck is perfect for relaxing, reading, or soaking in the peaceful surroundings. Enjoy kayaking, fishing, or simply unwinding by the water, with direct water frontage access. With a laundry room and endless potential for updates, this charming cabin is ready to be transformed into your dream riverfront oasis.

28. 2024-09-26
    listed $109,000 New 662-char remark

    Show marketing remark (662 chars)

    Rare Riverfront Gem on the Canoochee River! This cozy 904 sq. ft. cabin offers 2 bedrooms, 2 full bathrooms, and stunning river views, making it the perfect vacation retreat for nature lovers. The metal roof is newly replaced that is 2 to 3 years old. The kitchen overlooks the river, offering a serene backdrop for your morning coffee, while the large deck is perfect for relaxing, reading, or soaking in the peaceful surroundings. Enjoy kayaking, fishing, or simply unwinding by the water, with direct water frontage access. With a laundry room and endless potential for updates, this charming cabin is ready to be transformed into your dream riverfront oasis.

29. 2024-09-26
    listed $109,000

    Show marketing remark (662 chars)

    Rare Riverfront Gem on the Canoochee River! This cozy 904 sq. ft. cabin offers 2 bedrooms, 2 full bathrooms, and stunning river views, making it the perfect vacation retreat for nature lovers. The metal roof is newly replaced that is 2 to 3 years old. The kitchen overlooks the river, offering a serene backdrop for your morning coffee, while the large deck is perfect for relaxing, reading, or soaking in the peaceful surroundings. Enjoy kayaking, fishing, or simply unwinding by the water, with direct water frontage access. With a laundry room and endless potential for updates, this charming cabin is ready to be transformed into your dream riverfront oasis.

30. 2024-09-26
    listed $119,000 New

    Show marketing remark (662 chars)

    Rare Riverfront Gem on the Canoochee River! This cozy 904 sq. ft. cabin offers 2 bedrooms, 2 full bathrooms, and stunning river views, making it the perfect vacation retreat for nature lovers. The metal roof is newly replaced that is 2 to 3 years old. The kitchen overlooks the river, offering a serene backdrop for your morning coffee, while the large deck is perfect for relaxing, reading, or soaking in the peaceful surroundings. Enjoy kayaking, fishing, or simply unwinding by the water, with direct water frontage access. With a laundry room and endless potential for updates, this charming cabin is ready to be transformed into your dream riverfront oasis.

31. 1994-02-20
    soldstatus $6,135

ⓘ 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: $499 · $42/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$421/yr (+$35/mo · 84.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 75% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $17,301
• − Mortgage interest: −$5,602
• − Property taxes: −$499
• − Insurance: −$2,002
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$2,909
• Taxable income: $3,520
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $4,028/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: Evans County
• NCES district ID: 1302070
• Math proficiency: 13% ▼ -16.00%
• Reading proficiency: 19% ▼ -10.00%
• Median HH income: $38,397
• Composite: 13.47/100
• National rank: #9520
• State rank: #153 of 174 in GA

Livability — Hagan

• Score: 65/100
• State rank: #223
• US rank: #13161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 135
• Population (ZIP): 11,167

Population outlook (Evans County) Hauer SSP2

• Today (2025): 10,146 people
• By 2030: 9,833 · -3.1%
• By 2040: 9,202 · -9.3%
• By 2050: 8,554 · -15.7%
• By 2075: 7,123 · -29.8%
• By 2100: 5,471 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 26% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 12%

Political lean MEDSL · Evans

• 2024 margin: Solid R (+42.3) · D 28.6% · R 71.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -28.2pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+36.8 2016: R+35.4 2012: R+28.1 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.98%
• Current HPI: 188.6367
• 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

+1530.0% since first listed

14 events — show timeline

• 2025-10-31 Listing Removed — Hive MLS
• 2025-07-30 Price Changed $100,000 GAMLS
• 2025-03-06 Listed $100,000 Hive MLS
• 2025-03-06 Listed $100,000 Hive MLS
• 2025-03-03 Listing Removed — GAMLS
• 2025-03-03 Listing Removed — Hive MLS
• 2025-03-03 Listing Removed — Hive MLS
• 2025-01-14 Price Changed $109,000 GAMLS
• 2024-10-26 Price Changed $114,000 GAMLS
• 2024-09-26 Listed $119,000 GAMLS
• 2024-09-26 Listed $109,000 Hive MLS
• 2024-09-26 Listed $109,000 GAMLS
• 2024-09-26 Listed $109,000 Hive MLS
• 1994-02-20 Sold (Public Records) $6,135 Public Records

Property tax history

-1.8%/yr

Latest (2025): $499 · -12.3% YoY. Source: county tax records.