208 E Washington St · Monticello, GA 31064

$175,000

3 bd · 2.0 ba · 2,362 sqft · SingleFamily public records · 133 Days on market

Built 1856 0.31 ac lot $74/sqft · 34% below area Est $263k · 34% under ↓ 22% since listing

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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 +25.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Built in 1856, this 3-bedroom, 2-bath residence at 208 E Washington Street offers timeless character and small-town appeal in downtown Monticello. Rich in history, the home showcases classic architectural details and a thoughtful layout that blends old-world charm with everyday functionality. Generously sized rooms provide comfortable living spaces, while the property's location places you just minutes from the town square, local shops, dining, and community events. A rare opportunity to own a piece of Monticello's history with endless potential to personalize and restore.

Key facts

• Thoughtful layout
• Dining
• Local shops

Tags

• CLASSIC ARCHITECTURAL DETAILS
• THOUGHTFUL LAYOUT
• COMFORTABLE LIVING SPACES
• MINUTES FROM TOWN SQUARE
• LOCAL SHOPS
• DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.9% in Monticello — 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 79/100 on livability (#16 in GA, #2,229 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, employment D+, schools F.
• Jasper County (rural): math 24% / reading 30% proficiency, ranked #113 of 174 in GA (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 179 active listings in the ZIP; 183 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Jasper County population projected at -24% 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 $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $75k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1856 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 45% chance of damaging wind over 30y; 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 133 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 1856 — 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. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (median comp): $263,268
• List price: $175,000
• Delta: -33.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Bonner St	0.25mi	3/2.0	2,470 (+5%)	21mo	$274,250	$111	63
610 W Washington St	0.47mi	3/2.0	2,188 (-7%)	4mo	$192,500	$88	63
461 E Greene St	0.21mi	3/2.0	2,168 (-8%)	24mo	$299,000	$138	57
417 Hillsboro St	0.19mi	4/2.0 (+1)	2,500 (+6%)	24mo	$255,000	$102	56
567 Persons St	0.63mi	3/3.0	2,405 (+2%)	12mo	$344,000	$143	54
453 W Washington St	0.34mi	3/1.0	2,028 (-14%)	12mo	$237,000	$117	47
858 College St	0.75mi	3/2.0	2,261 (-4%)	20mo	$304,900	$135	41
140 Westview St	0.46mi	4/3.5 (+1)	2,580 (+9%)	20mo	$398,900	$155	36
385 Northeast St	0.63mi	4/3.0 (+1)	2,270 (-4%)	24mo	$416,900	$184	36
275 Northeast St	0.61mi	4/3.0 (+1)	2,625 (+11%)	15mo	$422,000	$161	31
222 Maddux St	0.71mi	4/2.0 (+1)	2,162 (-8%)	22mo	$172,000	$80	30

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: 31.3%
• Equity multiple: 3.45×
• Total profit: $120,163
• Equity at exit: $157,654

10-year hold

• IRR: 27.0%
• Equity multiple: 7.82×
• Total profit: $334,308
• Equity at exit: $339,987

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 31064

• Home prices YoY: 16.0%
• Active inventory: 179
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,959 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$166 /mo · $1,998/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $390

Break-even live

Break-even rent $1,465

Max offer price $175,000

Occupancy floor 75%

Sensitivity live

Price	-10% $489	-5% $440	+0% $390	+5% $341	+10% $291
Rent	-10% $236	-5% $313	+0% $390	+5% $468	+10% $545
Rate	-1.0pp $478	-0.5pp $435	base $390	+0.5pp $345	+1.0pp $299

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 26 events

1. 2026-06-21
   days on market $175,000 Active 133 DOM
2. 2026-06-18
   days on market $175,000 Active 130 DOM
3. 2026-06-17
   days on market $175,000 Active 129 DOM
4. 2026-06-16
   days on market $175,000 Active 128 DOM
5. 2026-06-15
   days on market $175,000 Active 127 DOM
6. 2026-06-13
   days on market $175,000 Active 125 DOM
7. 2026-06-13
   days on market $175,000 Active 124 DOM
8. 2026-06-09
   days on market $175,000 Active 121 DOM
9. 2026-06-08
   days on market $175,000 Active 120 DOM
10. 2026-06-07
    days on market $175,000 Active 119 DOM
11. 2026-06-04
    statusdays on market $175,000 Active 116 DOM
12. 2026-06-03
    days on market $175,000 Price Change 115 DOM
13. 2026-06-02
    days on market $175,000 Price Change 114 DOM
14. 2026-06-02
    pricestatus $175,000 Price Change 113 DOM
15. 2026-06-01
    days on market $195,000 Active 113 DOM
16. 2026-05-31
    days on market $195,000 Active 112 DOM
17. 2026-05-12
    price $195,000 579-char remark

    Show marketing remark (579 chars)

    Built in 1856, this 3-bedroom, 2-bath residence at 208 E Washington Street offers timeless character and small-town appeal in downtown Monticello. Rich in history, the home showcases classic architectural details and a thoughtful layout that blends old-world charm with everyday functionality. Generously sized rooms provide comfortable living spaces, while the property's location places you just minutes from the town square, local shops, dining, and community events. A rare opportunity to own a piece of Monticello's history with endless potential to personalize and restore.

18. 2026-05-12
    price $195,000 579-char remark

    Show marketing remark (579 chars)

    Built in 1856, this 3-bedroom, 2-bath residence at 208 E Washington Street offers timeless character and small-town appeal in downtown Monticello. Rich in history, the home showcases classic architectural details and a thoughtful layout that blends old-world charm with everyday functionality. Generously sized rooms provide comfortable living spaces, while the property's location places you just minutes from the town square, local shops, dining, and community events. A rare opportunity to own a piece of Monticello's history with endless potential to personalize and restore.

19. 2026-04-15
    price $225,000 579-char remark

    Show marketing remark (579 chars)

    Built in 1856, this 3-bedroom, 2-bath residence at 208 E Washington Street offers timeless character and small-town appeal in downtown Monticello. Rich in history, the home showcases classic architectural details and a thoughtful layout that blends old-world charm with everyday functionality. Generously sized rooms provide comfortable living spaces, while the property's location places you just minutes from the town square, local shops, dining, and community events. A rare opportunity to own a piece of Monticello's history with endless potential to personalize and restore.

20. 2026-04-15
    price $225,000 579-char remark

    Show marketing remark (579 chars)

    Built in 1856, this 3-bedroom, 2-bath residence at 208 E Washington Street offers timeless character and small-town appeal in downtown Monticello. Rich in history, the home showcases classic architectural details and a thoughtful layout that blends old-world charm with everyday functionality. Generously sized rooms provide comfortable living spaces, while the property's location places you just minutes from the town square, local shops, dining, and community events. A rare opportunity to own a piece of Monticello's history with endless potential to personalize and restore.

21. 2026-03-23
    status Active 579-char remark

    Show marketing remark (579 chars)

    Built in 1856, this 3-bedroom, 2-bath residence at 208 E Washington Street offers timeless character and small-town appeal in downtown Monticello. Rich in history, the home showcases classic architectural details and a thoughtful layout that blends old-world charm with everyday functionality. Generously sized rooms provide comfortable living spaces, while the property's location places you just minutes from the town square, local shops, dining, and community events. A rare opportunity to own a piece of Monticello's history with endless potential to personalize and restore.

22. 2026-03-23
    status Back On Market 579-char remark

    Show marketing remark (579 chars)

    Built in 1856, this 3-bedroom, 2-bath residence at 208 E Washington Street offers timeless character and small-town appeal in downtown Monticello. Rich in history, the home showcases classic architectural details and a thoughtful layout that blends old-world charm with everyday functionality. Generously sized rooms provide comfortable living spaces, while the property's location places you just minutes from the town square, local shops, dining, and community events. A rare opportunity to own a piece of Monticello's history with endless potential to personalize and restore.

23. 2026-03-11
    historical Active Under Contract 579-char remark

    Show marketing remark (579 chars)

    Built in 1856, this 3-bedroom, 2-bath residence at 208 E Washington Street offers timeless character and small-town appeal in downtown Monticello. Rich in history, the home showcases classic architectural details and a thoughtful layout that blends old-world charm with everyday functionality. Generously sized rooms provide comfortable living spaces, while the property's location places you just minutes from the town square, local shops, dining, and community events. A rare opportunity to own a piece of Monticello's history with endless potential to personalize and restore.

24. 2026-03-11
    status Under Contract 579-char remark

    Show marketing remark (579 chars)

    Built in 1856, this 3-bedroom, 2-bath residence at 208 E Washington Street offers timeless character and small-town appeal in downtown Monticello. Rich in history, the home showcases classic architectural details and a thoughtful layout that blends old-world charm with everyday functionality. Generously sized rooms provide comfortable living spaces, while the property's location places you just minutes from the town square, local shops, dining, and community events. A rare opportunity to own a piece of Monticello's history with endless potential to personalize and restore.

25. 2026-01-27
    listed $250,000 Active 579-char remark

    Show marketing remark (579 chars)

    Built in 1856, this 3-bedroom, 2-bath residence at 208 E Washington Street offers timeless character and small-town appeal in downtown Monticello. Rich in history, the home showcases classic architectural details and a thoughtful layout that blends old-world charm with everyday functionality. Generously sized rooms provide comfortable living spaces, while the property's location places you just minutes from the town square, local shops, dining, and community events. A rare opportunity to own a piece of Monticello's history with endless potential to personalize and restore.

26. 2026-01-19
    listed $250,000 New 579-char remark

    Show marketing remark (579 chars)

    Built in 1856, this 3-bedroom, 2-bath residence at 208 E Washington Street offers timeless character and small-town appeal in downtown Monticello. Rich in history, the home showcases classic architectural details and a thoughtful layout that blends old-world charm with everyday functionality. Generously sized rooms provide comfortable living spaces, while the property's location places you just minutes from the town square, local shops, dining, and community events. A rare opportunity to own a piece of Monticello's history with endless potential to personalize and restore.

ⓘ 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: $1,998 · $166/mo
• Projected year-2 tax: $1,998 · $166/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,504
• − Mortgage interest: −$9,803
• − Property taxes: −$1,998
• − Insurance: −$875
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$5,091
• Taxable income: $1,977
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $4,209/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: Jasper County
• NCES district ID: 1302970
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $42,606
• Composite: 22.99/100
• National rank: #7980
• State rank: #113 of 174 in GA

Livability — Monticello

• Score: 79/100
• State rank: #16
• US rank: #2229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monticello, GA
• Population (ZIP): 9,859

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 13,020 people
• By 2030: 12,538 · -3.7%
• By 2040: 11,355 · -12.8%
• By 2050: 9,955 · -23.5%
• By 2075: 6,646 · -49.0%
• By 2100: 4,022 · -69.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+58.4) · D 20.6% · R 79.0%
• 2008→2024 swing: -24.8pp toward R · 2008: -33.6pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.1 2016: R+46.7 2012: R+38.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 58.00%
• Current HPI: 420.9288
• 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

-22.0% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $195,000 MGMLS
• 2026-05-12 Price Changed $195,000 GAMLS
• 2026-04-15 Price Changed $225,000 MGMLS
• 2026-04-15 Price Changed $225,000 GAMLS
• 2026-03-23 Relisted — MGMLS
• 2026-03-23 Relisted — GAMLS
• 2026-03-11 Contingent — MGMLS
• 2026-03-11 Pending — GAMLS
• 2026-01-27 Listed $250,000 MGMLS
• 2026-01-19 Listed $250,000 GAMLS

Property tax history

+3.6%/yr

Latest (2025): $1,998 · +10.3% YoY. Source: county tax records.