18256 Main St · Woodbury, GA 30293

$225,000

3 bd · 1.0 ba · 1,796 sqft · SingleFamily public records · 7 Days on market

Built 1900 0.32 ac lot $125/sqft · 11% above area Est $203k · 11% over

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Why this score? — see what drove the C- 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 +19.6/30.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Charming, move-in-ready home in the heart of Woodbury featuring a brand new 2026 roof, fresh paint throughout, and walkable access to local shops, dining, and community amenities. Welcome to 18256 Main St in Woodbury, GA, where charm, convenience, and thoughtful updates come together. Situated on a 0.32-acre lot, this 3-bedroom, 2-bath home offers 1,796 square feet of comfortable living space with a warm and inviting feel throughout. Enjoy peace of mind with a brand new roof installed in 2026, along with fresh paint throughout the interior and both front and back porches. The home features a mix of beautiful wood flooring, updated LVP, and durable linoleum in the kitchen, blending character with functionality. You'll also find four gas heaters for efficient comfort during cooler months, and all appliances will remain with the home, making your move even easier. Additional updates include electrical improvements completed by the previous owners, along with well-maintained, established landscaping that adds to the home's curb appeal. Located in the heart of Woodbury, this property offers unbeatable walkability, just steps away from local restaurants, antique shops, a bank, coffee shop, tennis courts, and the community building. Whether you're looking for small-town charm or everyday convenience, this home truly has it all.

Key facts

• 0.32 acre lot
• Built 1900
• Listed 7 days

Property features AI

Finance

• Other: Lot size approximately 0.32 acre
• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence (house); Resale property; Built in 1900
• Construction: Aluminum and vinyl siding
• Exterior features: Roof: Other; Lot features: Other

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Fireplace (1); Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (6.8% below list).
• Recommended offer: $210k (6.8% below list) — sets the bar for 1% rule.

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 $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,782 (6.8% 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: 0.93% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 8.9

CMA / ARV

• ARV (median comp): $202,605
• List price: $225,000
• Delta: 11.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18256 Main St	0.00mi	3/2.0	1,796 (0%)	1mo	$265,000	$148	95
43 Dogwood Ln	0.04mi	3/2.0	1,736 (-3%)	12mo	$274,000	$158	79
101 Willow Dr	0.09mi	3/1.0	1,872 (+4%)	17mo	$206,000	$110	75
78 Willow Dr	0.06mi	2/2.0 (-1)	1,710 (-5%)	7mo	$155,000	$91	74
151 Flat Shoals Rd	0.20mi	3/2.0	1,864 (+4%)	10mo	$220,000	$118	72
212 Durand St	0.18mi	2/1.5 (-1)	1,650 (-8%)	2mo	$310,000	$188	70
109 Pine St	0.41mi	3/2.0	1,812 (+1%)	12mo	$194,500	$107	66
182 Flat Shoals Rd	0.24mi	3/2.0	1,678 (-7%)	18mo	$165,000	$98	59
17868 Main St	0.39mi	3/2.0	1,927 (+7%)	8mo	$205,000	$106	59
126 Durand St	0.18mi	3/2.0	1,540 (-14%)	14mo	$272,900	$177	52
17843 Main St	0.41mi	3/2.5	2,036 (+13%)	5mo	$250,000	$123	48
85 Holly Ln	0.74mi	3/2.0	1,617 (-10%)	0mo	$292,000	$181	45

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: 27.9%
• Equity multiple: 3.21×
• Total profit: $139,125
• Equity at exit: $202,698

10-year hold

• IRR: 24.3%
• Equity multiple: 7.29×
• Total profit: $396,475
• Equity at exit: $437,126

Cash invested: $63,000 (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 30293

• Home prices YoY: 14.5%
• Active inventory: 23
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,098 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $261

Break-even live

Break-even rent $1,767

Max offer price $225,000

Occupancy floor 83%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-05-07
   status Pending 1342-char remark

   Show marketing remark (1342 chars)

   Charming, move-in-ready home in the heart of Woodbury featuring a brand new 2026 roof, fresh paint throughout, and walkable access to local shops, dining, and community amenities. Welcome to 18256 Main St in Woodbury, GA, where charm, convenience, and thoughtful updates come together. Situated on a 0.32-acre lot, this 3-bedroom, 2-bath home offers 1,796 square feet of comfortable living space with a warm and inviting feel throughout. Enjoy peace of mind with a brand new roof installed in 2026, along with fresh paint throughout the interior and both front and back porches. The home features a mix of beautiful wood flooring, updated LVP, and durable linoleum in the kitchen, blending character with functionality. You'll also find four gas heaters for efficient comfort during cooler months, and all appliances will remain with the home, making your move even easier. Additional updates include electrical improvements completed by the previous owners, along with well-maintained, established landscaping that adds to the home's curb appeal. Located in the heart of Woodbury, this property offers unbeatable walkability, just steps away from local restaurants, antique shops, a bank, coffee shop, tennis courts, and the community building. Whether you're looking for small-town charm or everyday convenience, this home truly has it all.

2. 2026-05-07
   status Under Contract 1424-char remark

   Show marketing remark (1342 chars)

   Charming, move-in-ready home in the heart of Woodbury featuring a brand new 2026 roof, fresh paint throughout, and walkable access to local shops, dining, and community amenities. Welcome to 18256 Main St in Woodbury, GA, where charm, convenience, and thoughtful updates come together. Situated on a 0.32-acre lot, this 3-bedroom, 2-bath home offers 1,796 square feet of comfortable living space with a warm and inviting feel throughout. Enjoy peace of mind with a brand new roof installed in 2026, along with fresh paint throughout the interior and both front and back porches. The home features a mix of beautiful wood flooring, updated LVP, and durable linoleum in the kitchen, blending character with functionality. You'll also find four gas heaters for efficient comfort during cooler months, and all appliances will remain with the home, making your move even easier. Additional updates include electrical improvements completed by the previous owners, along with well-maintained, established landscaping that adds to the home's curb appeal. Located in the heart of Woodbury, this property offers unbeatable walkability, just steps away from local restaurants, antique shops, a bank, coffee shop, tennis courts, and the community building. Whether you're looking for small-town charm or everyday convenience, this home truly has it all.

3. 2026-05-01
   listed $225,000 Active 1342-char remark

   Show marketing remark (1342 chars)

   Charming, move-in-ready home in the heart of Woodbury featuring a brand new 2026 roof, fresh paint throughout, and walkable access to local shops, dining, and community amenities. Welcome to 18256 Main St in Woodbury, GA, where charm, convenience, and thoughtful updates come together. Situated on a 0.32-acre lot, this 3-bedroom, 2-bath home offers 1,796 square feet of comfortable living space with a warm and inviting feel throughout. Enjoy peace of mind with a brand new roof installed in 2026, along with fresh paint throughout the interior and both front and back porches. The home features a mix of beautiful wood flooring, updated LVP, and durable linoleum in the kitchen, blending character with functionality. You'll also find four gas heaters for efficient comfort during cooler months, and all appliances will remain with the home, making your move even easier. Additional updates include electrical improvements completed by the previous owners, along with well-maintained, established landscaping that adds to the home's curb appeal. Located in the heart of Woodbury, this property offers unbeatable walkability, just steps away from local restaurants, antique shops, a bank, coffee shop, tennis courts, and the community building. Whether you're looking for small-town charm or everyday convenience, this home truly has it all.

4. 2026-05-01
   listed $225,000 New 1424-char remark

   Show marketing remark (1342 chars)

   Charming, move-in-ready home in the heart of Woodbury featuring a brand new 2026 roof, fresh paint throughout, and walkable access to local shops, dining, and community amenities. Welcome to 18256 Main St in Woodbury, GA, where charm, convenience, and thoughtful updates come together. Situated on a 0.32-acre lot, this 3-bedroom, 2-bath home offers 1,796 square feet of comfortable living space with a warm and inviting feel throughout. Enjoy peace of mind with a brand new roof installed in 2026, along with fresh paint throughout the interior and both front and back porches. The home features a mix of beautiful wood flooring, updated LVP, and durable linoleum in the kitchen, blending character with functionality. You'll also find four gas heaters for efficient comfort during cooler months, and all appliances will remain with the home, making your move even easier. Additional updates include electrical improvements completed by the previous owners, along with well-maintained, established landscaping that adds to the home's curb appeal. Located in the heart of Woodbury, this property offers unbeatable walkability, just steps away from local restaurants, antique shops, a bank, coffee shop, tennis courts, and the community building. Whether you're looking for small-town charm or everyday convenience, this home truly has it all.

5. 2026-04-29
   historical $225,000 1424-char remark
6. 2017-09-14
   soldstatus $79,000
7. 2017-09-07
   soldstatus $79,000 Sold

   Show marketing remark (476 chars)

   Own a piece of the past with modern updates. Beautiful 3 bedroom 2 bath home with spacious rooms. New windows, 12 foot ceilings throughout and newer engineered hardwood flooring, Sit on the large covered front porch surrounded by trees and flowers on the .32 acre corner lot. Commercial heat pump keeps the home comfortable. Professional grade stove with warming drawer. Owners installed blown-in insulation and gutters. Woodbury antique shops and restaurant a short walk away

8. 2017-08-17
   status Under Contract

   Show marketing remark (476 chars)

   Own a piece of the past with modern updates. Beautiful 3 bedroom 2 bath home with spacious rooms. New windows, 12 foot ceilings throughout and newer engineered hardwood flooring, Sit on the large covered front porch surrounded by trees and flowers on the .32 acre corner lot. Commercial heat pump keeps the home comfortable. Professional grade stove with warming drawer. Owners installed blown-in insulation and gutters. Woodbury antique shops and restaurant a short walk away

9. 2017-07-14
   listed $79,900 New

   Show marketing remark (476 chars)

   Own a piece of the past with modern updates. Beautiful 3 bedroom 2 bath home with spacious rooms. New windows, 12 foot ceilings throughout and newer engineered hardwood flooring, Sit on the large covered front porch surrounded by trees and flowers on the .32 acre corner lot. Commercial heat pump keeps the home comfortable. Professional grade stove with warming drawer. Owners installed blown-in insulation and gutters. Woodbury antique shops and restaurant a short walk away

10. 2017-07-13
    listed $79,900
11. 2017-06-16
    historical
12. 2017-04-24
    price $85,000
13. 2016-12-15
    status Back on Market
14. 2016-11-21
    status Under Contract
15. 2016-11-16
    listed $90,000 New
16. 2012-11-29
    historical
17. 2012-11-19
    soldstatus $61,500 Sold
18. 2012-11-19
    soldstatus $61,500 Sold
19. 2012-10-09
    status Pending
20. 2012-10-09
    historical
21. 2012-08-24
    listed $61,500 Active
22. 2012-08-24
    listed $61,500 New
23. 2012-03-29
    historical
24. 2012-03-13
    price $74,500
25. 2011-08-02
    listed $79,900 New
26. 2010-06-05
    price $84,900 Reduced
27. 2002-06-03
    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: $1,466 · $122/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$604/yr (+$50/mo · 41.2%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $25,174
• − Mortgage interest: −$12,603
• − Property taxes: −$1,466
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$6,545
• Taxable loss: −$594
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $3,280/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

+960.0% since first listed

29 events — show timeline

• 2026-05-29 Sold (MLS) $265,000 CBOR
• 2026-05-29 Sold (MLS) $265,000 GAMLS
• 2026-05-07 Pending — CBOR
• 2026-05-07 Pending — GAMLS
• 2026-05-01 Listed $225,000 CBOR
• 2026-05-01 Listed $225,000 GAMLS
• 2026-04-29 Coming Soon $225,000 GAMLS
• 2017-09-14 Sold (Public Records) $79,000 Public Records
• 2017-09-07 Sold (MLS) $79,000 GAMLS
• 2017-08-17 Pending — GAMLS
• 2017-07-14 Listed $79,900 GAMLS
• 2017-07-13 Listed $79,900 CBOR
• 2017-06-16 Listing Removed — GAMLS
• 2017-04-24 Price Changed $85,000 GAMLS
• 2016-12-15 Relisted — GAMLS
• 2016-11-21 Pending — GAMLS
• 2016-11-16 Listed $90,000 GAMLS
• 2012-11-29 Listing Removed — FMLS
• 2012-11-19 Sold (MLS) $61,500 GAMLS
• 2012-11-19 Sold (MLS) $61,500 FMLS
• 2012-10-09 Pending — FMLS
• 2012-10-09 Listing Removed — GAMLS
• 2012-08-24 Listed $61,500 FMLS
• 2012-08-24 Listed $61,500 GAMLS
• 2012-03-29 Listing Removed — GAMLS
• 2012-03-13 Price Changed $74,500 GAMLS
• 2011-08-02 Listed $79,900 GAMLS
• 2010-06-05 Price Changed $84,900 GAMLS
• 2002-06-03 Sold (Public Records) $25,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,466 · +2.2% YoY. Source: county tax records.