204 Hudson St · Wrens, GA 30833

$90,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 77 Days on market

Built 1900 0.32 ac lot $73/sqft · 30% below area Est $129k · 30% under

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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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• Appreciation +5.4/10.0
• 1% rule +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

This 1271 square foot single family home has 3 bedrooms and 2.0 bathrooms.

Key facts

• 0.32 acre lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $80k (11.1% below list).
• Recommended offer: $80k (11.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#434 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Jefferson County (rural): math 10% / reading 15% proficiency, ranked #166 of 174 in GA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($622 loan paydown + $747 appreciation (0.8% local appreciation)).
• Jefferson County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $80,000 (11.1% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 0.89% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 9.4

CMA / ARV

• ARV (median comp): $128,896
• List price: $90,000
• Delta: -30.18%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Matthews St	0.45mi	3/2.0	1,210 (-2%)	8mo	$201,000	$166	65
102 Hill St	0.45mi	2/2.0 (-1)	1,260 (+2%)	10mo	$159,000	$126	58
109 Matthews St	0.49mi	3/2.0	1,210 (-2%)	21mo	$204,900	$169	53
106 Allie Rd	0.74mi	3/2.0	1,204 (-2%)	9mo	$179,995	$149	51
412 N Thompson St	0.48mi	3/1.5	1,160 (-6%)	24mo	$127,000	$109	46
304 Fleming St	0.62mi	3/1.0	1,080 (-12%)	5mo	$63,500	$59	46

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

Projected returns pro-forma

0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.27×
• Total profit: $6,821
• Equity at exit: $29,933

10-year hold

• IRR: 9.8%
• Equity multiple: 2.17×
• Total profit: $29,397
• Equity at exit: $39,173

Cash invested: $25,200 (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 30833

• Home prices YoY: 0.5%
• Active inventory: 28
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$30 /mo · $355/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $93

Break-even live

Break-even rent $682

Max offer price $90,000

Occupancy floor 83%

Sensitivity live

Price	-10% $144	-5% $118	+0% $93	+5% $67	+10% $42
Rent	-10% $30	-5% $61	+0% $93	+5% $125	+10% $156
Rate	-1.0pp $138	-0.5pp $116	base $93	+0.5pp $70	+1.0pp $46

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 E Walker St Wrens, GA	2.0	1.0	1020	$800	$0.78	45d	1	0.92mi
703 E Walker St Wrens, GA	2.0	1.0	1020	$800	$0.78	24d	1	0.92mi

Listing history 17 events

1. 2026-06-21
   days on market $90,000 Active 77 DOM
2. 2026-06-18
   days on market $90,000 Active 75 DOM
3. 2026-06-17
   days on market $90,000 Active 74 DOM
4. 2026-06-16
   days on market $90,000 Active 73 DOM
5. 2026-06-15
   days on market $90,000 Active 72 DOM
6. 2026-06-13
   days on market $90,000 Active 70 DOM
7. 2026-06-12
   days on market $90,000 Active 69 DOM
8. 2026-06-09
   days on market $90,000 Active 66 DOM
9. 2026-06-08
   days on market $90,000 Active 65 DOM
10. 2026-06-07
    days on market $90,000 Active 64 DOM
11. 2026-06-07
    days on market $90,000 Active 63 DOM
12. 2026-06-04
    days on market $90,000 Active 60 DOM
13. 2026-06-02
    days on market $90,000 Active 59 DOM
14. 2026-06-01
    statusdays on market $90,000 Active 58 DOM
15. 2026-05-31
    days on market $90,000 Price Change 57 DOM
16. 2026-05-31
    days on market $90,000 Price Change 56 DOM
17. 2026-04-01
    listed $100,000 New 74-char remark

    Show marketing remark (74 chars)

    This 1271 square foot single family home has 3 bedrooms and 2.0 bathrooms.

ⓘ 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: $355 · $30/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$473/yr (+$39/mo · 133.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $9,600
• − Mortgage interest: −$5,041
• − Property taxes: −$355
• − Insurance: −$450
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$2,618
• Taxable loss: −$400
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $1,212/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: Jefferson County
• NCES district ID: 1303060
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 15% ▼ -8.00%
• Median HH income: $28,884
• Composite: 9.66/100
• National rank: #9837
• State rank: #166 of 174 in GA

Livability — Wrens

• Score: 58/100
• State rank: #434
• US rank: #21066

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: Wrens, GA
• Population (ZIP): 4,150

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 14,362 people
• By 2030: 13,415 · -6.6%
• By 2040: 11,559 · -19.5%
• By 2050: 9,949 · -30.7%
• By 2075: 7,040 · -51.0%
• By 2100: 5,145 · -64.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 51% White 41% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Estonian 5% Romanian 4% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Jefferson

• 2024 margin: Toss-up / Even · D 49.2% · R 50.5%
• 2008→2024 swing: -16.3pp toward R · 2008: 15.0pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: D+6.8 2016: D+10.8 2012: D+17.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.83%
• Current HPI: 172.6754
• 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

1 event — show timeline

• 2026-04-01 Listed $100,000 GAMLS

Property tax history

+5.5%/yr

Latest (2025): $355 · +115.9% YoY. Source: county tax records.