2504 Amelia Way · Statham, GA 30666

$315,000

3 bd · 2.0 ba · 2,122 sqft · SingleFamily public records · 36 Days on market

Built 2004 0.72 ac lot $148/sqft · 16% below area Est $375k · 16% under

---

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).

• ARV discount +14.7/15.0
• Cash flow +7.8/30.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well priced 3 bedroom, 2 bath ranch that's perfect for first time buyers, downsizers, or anyone looking for comfortable one level living with extra space to enjoy. Priced at $315,000, this home offers a functional layout, a cozy feel, and plenty of potential to make it your own. Step outside and enjoy the screened in back porch overlooking the fenced backyard - a great spot for morning coffee, relaxing evenings, pets, or entertaining friends and family. The backyard also features a small workshop/shop space that's perfect for hobbies, storage, tools, or weekend projects. To make this opportunity even better, the seller is offering a $5,000 flooring allowance with a full priced offer, giving buyers the chance to update the flooring to fit their own style and taste. Affordable ranch homes with a fenced yard, workshop space, and seller incentives like this do not come around often. Schedule your showing today before it's gone.

Key facts

• Fenced backyard
• 0.72 acre lot
• 2 garage spots

Tags

• SCREENED IN BACK PORCH
• FENCED BACKYARD
• SMALL WORKSHOP SHOP SPACE

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Septic tank sewer; Electric service listed as other; Other utilities
• Home design: One-level home; Brick front; Resale condition; Slab foundation
• Construction: Shingle roof
• Exterior features: Screened porch; Chain link fencing

Interior

• Kitchen: White cabinets; Solid surface countertops; Dishwasher
• Bedrooms: Master bedroom on main level; Three main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: Two full bathrooms; Master bath with double vanity and separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; Double-pane windows; One fireplace located in the family room; No common walls
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-347 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (37.3% below list).
• Recommended offer: $198k (37.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.1% in Statham — 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 68/100 on livability (#132 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Barrow County (rural): math 29% / reading 34% proficiency, ranked #77 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Statham Elementary School (math 27% / reading 28%, grade F, #682 of 1,228 statewide, top 56%, 804 students, 50% FRL); Winder-Barrow High School (math 14% / reading 24%, grade F, #250 of 424 statewide, top 60%, 1,787 students, 45% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 261 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,427 units permitted in Barrow County in 2024 (311 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Barrow County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $30k; list at $315k implies a 950% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $197,500 (37.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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?
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: 0.63% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 13.3

CMA / ARV

• ARV (median comp): $375,218
• List price: $315,000
• Delta: -16.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 Simeon Rd	0.31mi	3/2.0	2,090 (-2%)	2mo	$335,000	$160	82
187 Abby Ln	0.56mi	3/2.5	2,150 (+1%)	0mo	$380,000	$177	69
253 Arnold Rd SE	0.35mi	3/3.0	2,089 (-2%)	15mo	$477,800	$229	64
66 Abby Ln	0.67mi	3/2.5	2,115 (-0%)	21mo	$400,000	$189	49
48 Abel Ln #47	0.73mi	4/3.0 (+1)	2,200 (+4%)	12mo	$381,900	$174	41
64 Abel Ln #48	0.74mi	4/2.5 (+1)	2,200 (+4%)	14mo	$376,900	$171	40
69 Abel Ln #50	0.70mi	4/2.5 (+1)	2,250 (+6%)	15mo	$376,900	$168	38
61 Abel Ln #52	0.71mi	4/2.5 (+1)	2,250 (+6%)	15mo	$374,900	$167	37
70 Abel Ln #49	0.74mi	4/2.5 (+1)	2,250 (+6%)	14mo	$374,900	$167	37
348 Dove Field Dr #73	0.73mi	4/2.5 (+1)	2,250 (+6%)	18mo	$374,900	$167	34
153 Abby Ln	0.58mi	4/2.0 (+1)	2,430 (+14%)	12mo	$395,000	$163	33
2252 Wagon Wheel Trl	0.69mi	4/3.0 (+1)	2,331 (+10%)	16mo	$355,000	$152	29

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: -24.4%
• Equity multiple: 0.17×
• Total profit: $-73,280
• Equity at exit: $46,968

10-year hold

• IRR: -20.0%
• Equity multiple: -0.05×
• Total profit: $-92,820
• Equity at exit: $27,235

Cash invested: $88,200 (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 30666

• Home prices YoY: -34.0%
• Active inventory: 261
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$124 /mo · $1,489/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-347

Break-even live

Break-even rent $2,414

Max offer price $253,702

Occupancy floor —

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Coastal Dr Statham, GA	3.0–5.0	2.5–3.0	2072	$1,975	$0.95	3d	8	1.06mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $315,000 Pending 36 DOM
2. 2026-06-09
   days on market $315,000 Active Under Contract 33 DOM
3. 2026-06-08
   days on market $315,000 Active Under Contract 32 DOM
4. 2026-06-07
   days on market $315,000 Active Under Contract 31 DOM
5. 2026-06-04
   days on market $315,000 Active Under Contract 28 DOM
6. 2026-06-03
   days on market $315,000 Active Under Contract 27 DOM
7. 2026-06-02
   days on market $315,000 Active Under Contract 26 DOM
8. 2026-06-01
   days on market $315,000 Active Under Contract 25 DOM
9. 2026-05-31
   days on market $315,000 Active Under Contract 24 DOM
10. 2026-05-19
    historical Active Under Contract 984-char remark
11. 2026-05-07
    listed $315,000 Active 984-char remark
12. 2026-05-07
    historical $315,000 984-char remark
13. 2026-04-23
    listed $315,000 New 960-char remark

    Show marketing remark (960 chars)

    Welcome home to this well priced 3 bedroom, 2 bath ranch that's perfect for first time buyers, downsizers, or anyone looking for comfortable one level living with extra space to enjoy. Priced at $315,000, this home offers a functional layout, a cozy feel, and plenty of potential to make it your own. Step outside and enjoy the screened in back porch overlooking the fenced backyard - a great spot for morning coffee, relaxing evenings, pets, or entertaining friends and family. The backyard also features a small workshop/shop space that's perfect for hobbies, storage, tools, or weekend projects. To make this opportunity even better, the seller is offering a $5,000 flooring allowance with a full priced offer, giving buyers the chance to update the flooring to fit their own style and taste. Affordable ranch homes with a fenced yard, workshop space, and seller incentives like this do not come around often. Schedule your showing today before it's gone.

14. 2004-03-24
    soldstatus $30,000

ⓘ 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: $1,489 · $124/mo
• Projected year-2 tax: $2,898 · $242/mo
• Expected delta: +$1,409/yr (+$117/mo · 94.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,700
• − Mortgage interest: −$17,645
• − Property taxes: −$1,489
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$9,164
• Taxable loss: −$9,965
• Est. tax savings @ 24.0%: +$2,392
• After-tax cash flow: $-1,772/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: Barrow County
• NCES district ID: 1300290
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $52,082
• Composite: 27.63/100
• National rank: #6921
• State rank: #77 of 174 in GA

Livability — Statham

• Score: 68/100
• State rank: #132
• US rank: #9187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,579
• Population (ZIP): 10,579

Population outlook (Barrow County) Hauer SSP2

• Today (2025): 86,670 people
• By 2030: 92,039 · +6.2%
• By 2040: 101,992 · +17.7%
• By 2050: 110,075 · +27.0%
• By 2075: 124,017 · +43.1%
• By 2100: 127,579 · +47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 14% Hispanic / Latino 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 5% Dominican 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Barrow

• 2024 margin: Solid R (+40.5) · D 29.5% · R 70.0%
• 2008→2024 swing: +4.1pp toward D · 2008: -44.6pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+43.1 2016: R+50.4 2012: R+50.5 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.15%
• Current HPI: 206.0437
• 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

+950.0% since first listed

7 events — show timeline

• 2026-06-12 Pending — FMLS
• 2026-05-27 Pending — GAMLS
• 2026-05-19 Contingent — FMLS
• 2026-05-07 Listed $315,000 FMLS
• 2026-05-07 Coming Soon $315,000 FMLS
• 2026-04-23 Listed $315,000 GAMLS
• 2004-03-24 Sold (Public Records) $30,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,489 · +2.1% YoY. Source: county tax records.