710 Smith St · Vidalia, GA 30474

$173,000

3 bd · 1.5 ba · 1,111 sqft · SingleFamily public records · 125 Days on market

Built 1972 0.34 ac lot $156/sqft · 73% above area

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in an established neighborhood where a kids still play outside in the evenings and a true sense of community exists, this move-in ready 3-bedroom, 1.5-bath home offers a rare opportunity to own a fully updated property in the Vidalia area under $200,000. The home features an open-concept layout connecting the living, dining, and kitchen areas; ideal for both everyday living and entertaining. Luxury vinyl plank flooring runs throughout providing functionality and aesthetics. The updated kitchen includes painted cabinetry with new hardware, stainless steel appliances, a glass cooktop range, a brand-new dishwasher, and a spacious pantry. Fresh interior paint, updated light fixtures, new baseboards, and cohesive finishes throughout create a bright, welcoming feel filled with natural light. Both bathrooms have been refreshed, and multiple storage closets throughout the home add everyday functionality. Major upgrades include a brand-new central heating and air system, providing comfort and peace of mind from day one. If you've been searching for a move-in ready, updated home at an approachable price point, this one stands out.

Key facts

• Renovated properties
• Open floor plan
• Fully updated

Tags

• FULLY UPDATED
• RENOVATED PROPERTIES
• OPEN FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $284 ($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 $164k (5.4% below list).
• Recommended offer: $152k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.9% in Vidalia — 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 60/100 on livability (#377 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Vidalia City (town): math 24% / reading 27% proficiency, ranked #126 of 174 in GA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sally Dailey Meadows Elementary School (math 31% / reading 25%, grade F, #673 of 1,228 statewide, top 55%, 647 students, 86% FRL); J. R. Trippe Middle School (math 21% / reading 32%, grade F, #282 of 470 statewide, top 61%, 531 students, 90% FRL); Vidalia Comprehensive High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 732 students, 53% FRL) — zoned schools average 76% FRL vs 61% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 33 units permitted in Toombs County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Toombs County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $152,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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?
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: 0.95% ✗
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 8.8

CMA / ARV

• ARV (median comp): $100,281
• List price: $173,000
• Delta: 72.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Green St	0.41mi	3/1.0	1,008 (-9%)	1mo	$100,000	$99	63
610 East Seventh St	0.23mi	3/1.0	950 (-14%)	11mo	$36,000	$38	54
808 East Sixth St	0.13mi	3/1.0	962 (-13%)	20mo	$106,000	$110	53
704 Green St	0.36mi	3/1.0	1,246 (+12%)	22mo	$98,000	$79	43
201 Green St	0.62mi	2/2.0 (-1)	1,200 (+8%)	21mo	$35,000	$29	34

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

Projected returns pro-forma

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

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-10,060
• Equity at exit: $25,795

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $14,134
• Equity at exit: $14,958

Cash invested: $48,440 (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 30474

• Home prices YoY: -20.1%
• Active inventory: 109
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $284

Break-even live

Break-even rent $1,277

Max offer price $173,000

Occupancy floor 78%

Sensitivity live

Price	-10% $382	-5% $333	+0% $284	+5% $37	+10% $-22
Rent	-10% $154	-5% $219	+0% $284	+5% $348	+10% $413
Rate	-1.0pp $371	-0.5pp $328	base $284	+0.5pp $239	+1.0pp $193

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1528 Halls Ln Vidalia, GA	4.0	2.0	1343	$1,725	$1.28	45d	1	0.68mi
102 W 9th St Vidalia, GA	2.0	2.0	1400	$1,600	$1.14	45d	1	0.79mi
1907 Aimwell Rd Vidalia, GA	4.0	3.0	1458	$1,800	$1.23	45d	1	1.13mi
1909 Aimwell Rd Vidalia, GA	4.0	3.0	1250	$1,800	$1.44	45d	1	1.14mi

Listing history 23 events

1. 2026-06-22
   days on market $173,000 Active 125 DOM
2. 2026-06-21
   days on market $173,000 Active 124 DOM
3. 2026-06-19
   days on market $173,000 Active 122 DOM
4. 2026-06-18
   days on market $173,000 Active 121 DOM
5. 2026-06-17
   days on market $173,000 Active 120 DOM
6. 2026-06-16
   days on market $173,000 Active 119 DOM
7. 2026-06-15
   days on market $173,000 Active 118 DOM
8. 2026-06-14
   days on market $173,000 Active 116 DOM
9. 2026-06-12
   days on market $173,000 Active 115 DOM
10. 2026-06-09
    days on market $173,000 Active 112 DOM
11. 2026-06-08
    days on market $173,000 Active 111 DOM
12. 2026-06-07
    days on market $173,000 Active 110 DOM
13. 2026-06-07
    statusdays on market $173,000 Active 109 DOM
14. 2026-06-04
    days on market $173,000 Price Change 106 DOM
15. 2026-06-02
    pricestatusdays on market $173,000 Price Change 105 DOM
16. 2026-06-01
    days on market $179,000 Active 104 DOM
17. 2026-05-31
    days on market $179,000 Active 103 DOM
18. 2026-05-31
    days on market $179,000 Active 102 DOM
19. 2026-05-06
    price $179,000 1162-char remark

    Show marketing remark (1162 chars)

    Located in an established neighborhood where a kids still play outside in the evenings and a true sense of community exists, this move-in ready 3-bedroom, 1.5-bath home offers a rare opportunity to own a fully updated property in the Vidalia area under $200,000. The home features an open-concept layout connecting the living, dining, and kitchen areas; ideal for both everyday living and entertaining. Luxury vinyl plank flooring runs throughout providing functionality and aesthetics. The updated kitchen includes painted cabinetry with new hardware, stainless steel appliances, a glass cooktop range, a brand-new dishwasher, and a spacious pantry. Fresh interior paint, updated light fixtures, new baseboards, and cohesive finishes throughout create a bright, welcoming feel filled with natural light. Both bathrooms have been refreshed, and multiple storage closets throughout the home add everyday functionality. Major upgrades include a brand-new central heating and air system, providing comfort and peace of mind from day one. If you've been searching for a move-in ready, updated home at an approachable price point, this one stands out.

20. 2026-04-27
    price $184,000 1162-char remark

    Show marketing remark (1162 chars)

    Located in an established neighborhood where a kids still play outside in the evenings and a true sense of community exists, this move-in ready 3-bedroom, 1.5-bath home offers a rare opportunity to own a fully updated property in the Vidalia area under $200,000. The home features an open-concept layout connecting the living, dining, and kitchen areas; ideal for both everyday living and entertaining. Luxury vinyl plank flooring runs throughout providing functionality and aesthetics. The updated kitchen includes painted cabinetry with new hardware, stainless steel appliances, a glass cooktop range, a brand-new dishwasher, and a spacious pantry. Fresh interior paint, updated light fixtures, new baseboards, and cohesive finishes throughout create a bright, welcoming feel filled with natural light. Both bathrooms have been refreshed, and multiple storage closets throughout the home add everyday functionality. Major upgrades include a brand-new central heating and air system, providing comfort and peace of mind from day one. If you've been searching for a move-in ready, updated home at an approachable price point, this one stands out.

21. 2026-02-14
    listed $189,000 New 1162-char remark

    Show marketing remark (1162 chars)

    Located in an established neighborhood where a kids still play outside in the evenings and a true sense of community exists, this move-in ready 3-bedroom, 1.5-bath home offers a rare opportunity to own a fully updated property in the Vidalia area under $200,000. The home features an open-concept layout connecting the living, dining, and kitchen areas; ideal for both everyday living and entertaining. Luxury vinyl plank flooring runs throughout providing functionality and aesthetics. The updated kitchen includes painted cabinetry with new hardware, stainless steel appliances, a glass cooktop range, a brand-new dishwasher, and a spacious pantry. Fresh interior paint, updated light fixtures, new baseboards, and cohesive finishes throughout create a bright, welcoming feel filled with natural light. Both bathrooms have been refreshed, and multiple storage closets throughout the home add everyday functionality. Major upgrades include a brand-new central heating and air system, providing comfort and peace of mind from day one. If you've been searching for a move-in ready, updated home at an approachable price point, this one stands out.

22. 2023-03-07
    soldstatus $130,000 199-char remark

    Show marketing remark (199 chars)

    (Imported from ABBR ListingId 20362) This one is priced to SELL! This 3 bedroom, 1.5 bath brick home has new flooring, centrally located in Vidalia! Call Elizabeth Harvill, eXp Realty at 912.245.1186

23. 2022-12-13
    listed $140,000 199-char remark

    Show marketing remark (199 chars)

    (Imported from ABBR ListingId 20362) This one is priced to SELL! This 3 bedroom, 1.5 bath brick home has new flooring, centrally located in Vidalia! Call Elizabeth Harvill, eXp Realty at 912.245.1186

ⓘ 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: $356 · $30/mo
• Projected year-2 tax: $1,592 · $133/mo
• Expected delta: +$1,235/yr (+$103/mo · 346.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 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: $19,635
• − Mortgage interest: −$9,691
• − Property taxes: −$356
• − Insurance: −$865
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$5,033
• Taxable income: $548
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $3,272/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: Vidalia City
• NCES district ID: 1305340
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $33,262
• Composite: 20.87/100
• National rank: #8495
• State rank: #126 of 174 in GA

Livability — Vidalia

• Score: 60/100
• State rank: #377
• US rank: #19133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vidalia, GA
• County: Toombs County · 17,315 people
• City population: 17,315
• Metro: Vidalia, GA
• Population (ZIP): 17,315
• Household income: $55,295
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 427.0

Population outlook (Toombs County) Hauer SSP2

• Today (2025): 26,784 people
• By 2030: 26,312 · -1.8%
• By 2040: 25,219 · -5.8%
• By 2050: 23,733 · -11.4%
• By 2075: 19,107 · -28.7%
• By 2100: 12,922 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Black 25% Two or more races 10% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 7% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Toombs

• 2024 margin: Solid R (+50.7) · D 24.5% · R 75.2%
• 2008→2024 swing: -12.6pp toward R · 2008: -38.1pp · 2024: -50.7pp
• All cycles: 2024: R+50.7 2020: R+45.2 2016: R+46.9 2012: R+40.5 2008: R+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.08%
• Current HPI: 231.4021
• Rent YoY: —
• Metro: Vidalia, GA
• 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

+27.9% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $179,000 GAMLS
• 2026-04-27 Price Changed $184,000 GAMLS
• 2026-02-14 Listed $189,000 GAMLS
• 2023-03-07 Sold (MLS) $130,000 GAMLS
• 2022-12-13 Listed $140,000 GAMLS

Property tax history

+5.6%/yr

Latest (2025): $356 · +0.0% YoY. Source: county tax records.