2418 Chicken Rd · Chester, GA 31022

$175,000

2 bd · 2.0 ba · 1,014 sqft · SingleFamily public records · 167 Days on market

Built 1999 $173/sqft · 77% above area ↓ 3% since listing

---

Why this score? — see what drove the D+ 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Schools +3.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remolded a year ago, selling only because of relocation of job. New Roof, new plumbing, new duct work, new paint inside. One car enclosed garage. Text number to set up appointment. .

Key facts

• New plumbing
• New duct work
• New paint inside

Tags

• NEW ROOF
• NEW PLUMBING
• NEW DUCT WORK
• NEW PAINT INSIDE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/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 $157k (10.1% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#571 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Laurens County (rural): math 45% / reading 39% proficiency, ranked #42 of 174 in GA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 55 units permitted in Laurens County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Laurens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (median comp): $98,839
• List price: $175,000
• Delta: 77.06%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-16,880
• Equity at exit: $26,093

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-104
• Equity at exit: $15,131

Cash invested: $49,000 (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 31022

• Home prices YoY: -10.1%
• Active inventory: 17
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$71 /mo · $858/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $181

Break-even live

Break-even rent $1,344

Max offer price $175,000

Occupancy floor 83%

Sensitivity live

Price	-10% $280	-5% $231	+0% $181	+5% $132	+10% $82
Rent	-10% $57	-5% $119	+0% $181	+5% $243	+10% $306
Rate	-1.0pp $269	-0.5pp $226	base $181	+0.5pp $136	+1.0pp $90

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $175,000 Active 167 DOM
2. 2026-06-18
   days on market $175,000 Active 166 DOM
3. 2026-06-17
   days on market $175,000 Active 165 DOM
4. 2026-06-16
   days on market $175,000 Active 164 DOM
5. 2026-06-15
   days on market $175,000 Active 163 DOM
6. 2026-06-14
   days on market $175,000 Active 161 DOM
7. 2026-06-12
   days on market $175,000 Active 160 DOM
8. 2026-06-09
   days on market $175,000 Active 157 DOM
9. 2026-06-08
   days on market $175,000 Active 156 DOM
10. 2026-06-07
    days on market $175,000 Active 155 DOM
11. 2026-06-07
    days on market $175,000 Active 154 DOM
12. 2026-06-03
    days on market $175,000 Active 151 DOM
13. 2026-06-02
    days on market $175,000 Active 150 DOM
14. 2026-06-01
    days on market $175,000 Active 149 DOM
15. 2026-05-31
    days on market $175,000 Active 148 DOM
16. 2026-05-30
    days on market $175,000 Active 147 DOM
17. 2026-02-02
    soldstatus $170,000
18. 2025-12-30
    listed $175,000 Active 182-char remark

    Show marketing remark (182 chars)

    Remolded a year ago, selling only because of relocation of job. New Roof, new plumbing, new duct work, new paint inside. One car enclosed garage. Text number to set up appointment. .

ⓘ 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: $858 · $71/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$752/yr (+$63/mo · 87.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,887
• − Mortgage interest: −$9,803
• − Property taxes: −$858
• − Insurance: −$875
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$5,091
• Taxable loss: −$762
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $2,358/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: Laurens County
• NCES district ID: 1301890
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $38,220
• Composite: 35.06/100
• National rank: #5030
• State rank: #42 of 174 in GA

Livability — Chester

• Score: 52/100
• State rank: #571
• US rank: #25073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,721

Population outlook (Laurens County) Hauer SSP2

• Today (2025): 45,685 people
• By 2030: 44,056 · -3.6%
• By 2040: 40,270 · -11.9%
• By 2050: 36,094 · -21.0%
• By 2075: 26,275 · -42.5%
• By 2100: 17,160 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 11%
• Common ancestry: Serbian 1% Slovak 1%

Political lean MEDSL · Laurens

• 2024 margin: Solid R (+32.7) · D 33.5% · R 66.2%
• 2008→2024 swing: -11.2pp toward R · 2008: -21.5pp · 2024: -32.7pp
• All cycles: 2024: R+32.7 2020: R+28.2 2016: R+29.1 2012: R+22.7 2008: R+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.96%
• Current HPI: 178.5506
• 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

-2.9% since first listed

2 events — show timeline

• 2026-02-02 Sold (Public Records) $170,000 Public Records
• 2025-12-30 Listed $175,000 Fizber.com

Property tax history

+5.8%/yr

Latest (2025): $858 · +43.5% YoY. Source: county tax records.