226 Airport Rd #10 · Canon, GA 30662

$349,900

4 bd · 3.0 ba · 2,150 sqft · SingleFamily · 125 Days on market

Built 2026 0.77 ac lot $163/sqft · 20% below area Est $435k · 20% under ↓ 4% since listing

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Livability +3.3/5.0
• Cash flow +3.1/30.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

New Construction! No Subdivision and No HOA!! The Sarah Floorplan 4BR/3 BA is an Open Concept with Wood-Burning Fireplace in the Family room and Built-in Shelving/cabinets. Granite in Kitchen with Huge Island and Pantry. Dining Room open to family room. Spacious Master Suite w/ Soaking Tub, Separate Shower & Double Vanity! LVP and carpet flooring. $4K Seller paid Closing Cost with Preferred Lender. Photos and/or renderings are stock photos and not the actual property. Completion estimated April 2026

Key facts

• Open concept
• New construction
• Granite in kitchen

Tags

• NEW CONSTRUCTION
• OPEN CONCEPT
• WOOD-BURNING FIREPLACE
• BUILT-IN SHELVING
• GRANITE IN KITCHEN
• HUGE ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (46.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (53.0% below list).
• Recommended offer: $164k (53.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#189 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Franklin County (rural): math 38% / reading 35% proficiency, ranked #61 of 174 in GA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Royston Elementary School (math 54% / reading 38%, grade D-, #316 of 1,228 statewide, top 26%, 493 students, 73% FRL); Franklin County Middle School (math 32% / reading 35%, grade F, #206 of 470 statewide, top 45%, 826 students, 60% FRL); Franklin County High School (math 34% / reading 34%, grade F, #93 of 424 statewide, top 23%, 1,048 students, 49% FRL).
• Market conditions: 96 active listings in the ZIP; 163 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($308k) 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.

Recommended offer $164,282 (53.0% 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 125 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
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. 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: 0.47% ✗
• Cap rate: 2.45%
• Cash-on-cash: -13.72%
• DSCR: 0.39
• GRM: 17.7

CMA / ARV

• ARV (median comp): $435,000
• List price: $349,900
• Delta: -19.56%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 2.22×
• Total profit: $119,240
• Equity at exit: $315,218

10-year hold

• IRR: 14.5%
• Equity multiple: 5.16×
• Total profit: $407,301
• Equity at exit: $679,779

Cash invested: $97,972 (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 30662

• Home prices YoY: 17.9%
• Active inventory: 96
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,248/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-1,120

Break-even live

Break-even rent $3,061

Max offer price $187,798

Occupancy floor —

Sensitivity live

Price	-10% $-878	-5% $-999	+0% $-1,120	+5% $-1,241	+10% $-1,362
Rent	-10% $-1,250	-5% $-1,185	+0% $-1,120	+5% $-1,055	+10% $-990
Rate	-1.0pp $-944	-0.5pp $-1,031	base $-1,120	+0.5pp $-1,211	+1.0pp $-1,303

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $349,900 Active 125 DOM
2. 2026-06-21
   days on market $349,900 Active 124 DOM
3. 2026-06-19
   days on market $349,900 Active 122 DOM
4. 2026-06-18
   days on market $349,900 Active 121 DOM
5. 2026-06-17
   days on market $349,900 Active 120 DOM
6. 2026-06-16
   days on market $349,900 Active 119 DOM
7. 2026-06-15
   days on market $349,900 Active 118 DOM
8. 2026-06-14
   days on market $349,900 Active 116 DOM
9. 2026-06-12
   days on market $349,900 Active 115 DOM
10. 2026-06-09
    days on market $349,900 Active 112 DOM
11. 2026-06-08
    days on market $349,900 Active 111 DOM
12. 2026-06-07
    days on market $349,900 Active 110 DOM
13. 2026-06-07
    days on market $349,900 Active 109 DOM
14. 2026-06-03
    days on market $349,900 Active 106 DOM
15. 2026-06-02
    days on market $349,900 Active 105 DOM
16. 2026-06-01
    days on market $349,900 Active 104 DOM
17. 2026-05-31
    days on market $349,900 Active 103 DOM
18. 2026-05-31
    days on market $349,900 Active 102 DOM
19. 2026-03-10
    price $349,900 510-char remark

    Show marketing remark (509 chars)

    New Construction! No Subdivision and No HOA!! The Sarah Floorplan 4BR/3 BA is an Open Concept with Wood-Burning Fireplace in the Family room and Built-in Shelving/cabinets. Granite in Kitchen with Huge Island and Pantry. Dining Room open to family room. Spacious Master Suite w/ Soaking Tub, Separate Shower & Double Vanity! LVP and carpet flooring. $4K Seller paid Closing Cost with Preferred Lender. Photos and/or renderings are stock photos and not the actual property. Completion estimated April 2026

20. 2026-03-10
    price $349,900 509-char remark

    Show marketing remark (509 chars)

    New Construction! No Subdivision and No HOA!! The Sarah Floorplan 4BR/3 BA is an Open Concept with Wood-Burning Fireplace in the Family room and Built-in Shelving/cabinets. Granite in Kitchen with Huge Island and Pantry. Dining Room open to family room. Spacious Master Suite w/ Soaking Tub, Separate Shower & Double Vanity! LVP and carpet flooring. $4K Seller paid Closing Cost with Preferred Lender. Photos and/or renderings are stock photos and not the actual property. Completion estimated April 2026

21. 2026-02-19
    price $354,900 510-char remark

    Show marketing remark (509 chars)

    New Construction! No Subdivision and No HOA!! The Sarah Floorplan 4BR/3 BA is an Open Concept with Wood-Burning Fireplace in the Family room and Built-in Shelving/cabinets. Granite in Kitchen with Huge Island and Pantry. Dining Room open to family room. Spacious Master Suite w/ Soaking Tub, Separate Shower & Double Vanity! LVP and carpet flooring. $4K Seller paid Closing Cost with Preferred Lender. Photos and/or renderings are stock photos and not the actual property. Completion estimated April 2026

22. 2026-02-19
    price $354,900 509-char remark

    Show marketing remark (509 chars)

    New Construction! No Subdivision and No HOA!! The Sarah Floorplan 4BR/3 BA is an Open Concept with Wood-Burning Fireplace in the Family room and Built-in Shelving/cabinets. Granite in Kitchen with Huge Island and Pantry. Dining Room open to family room. Spacious Master Suite w/ Soaking Tub, Separate Shower & Double Vanity! LVP and carpet flooring. $4K Seller paid Closing Cost with Preferred Lender. Photos and/or renderings are stock photos and not the actual property. Completion estimated April 2026

23. 2026-02-17
    listed $364,900 Active 510-char remark

    Show marketing remark (509 chars)

    New Construction! No Subdivision and No HOA!! The Sarah Floorplan 4BR/3 BA is an Open Concept with Wood-Burning Fireplace in the Family room and Built-in Shelving/cabinets. Granite in Kitchen with Huge Island and Pantry. Dining Room open to family room. Spacious Master Suite w/ Soaking Tub, Separate Shower & Double Vanity! LVP and carpet flooring. $4K Seller paid Closing Cost with Preferred Lender. Photos and/or renderings are stock photos and not the actual property. Completion estimated April 2026

24. 2026-02-17
    listed $364,900 New 509-char remark

    Show marketing remark (509 chars)

    New Construction! No Subdivision and No HOA!! The Sarah Floorplan 4BR/3 BA is an Open Concept with Wood-Burning Fireplace in the Family room and Built-in Shelving/cabinets. Granite in Kitchen with Huge Island and Pantry. Dining Room open to family room. Spacious Master Suite w/ Soaking Tub, Separate Shower & Double Vanity! LVP and carpet flooring. $4K Seller paid Closing Cost with Preferred Lender. Photos and/or renderings are stock photos and not the actual property. Completion estimated April 2026

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,714
• − Mortgage interest: −$19,600
• − Property taxes: −$5,248
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$10,179
• Taxable loss: −$20,217
• Est. tax savings @ 24.0%: +$4,852
• After-tax cash flow: $-8,591/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: Franklin County
• NCES district ID: 1302250
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $35,985
• Composite: 30.28/100
• National rank: #6281
• State rank: #61 of 174 in GA

Livability — Canon

• Score: 66/100
• State rank: #189
• US rank: #11742

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

• County: Franklin County · 7,950 people
• Metro: Athens-Clarke County, GA
• Population (ZIP): 7,950
• Household income: $53,487
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 72.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,625 people
• By 2030: 22,725 · +0.4%
• By 2040: 22,806 · +0.8%
• By 2050: 22,713 · +0.4%
• By 2075: 22,514 · -0.5%
• By 2100: 20,768 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 5% Hispanic / Latino 4% Asian 4%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 6% · Vietnam, Canada
• Languages at home: 91% English-only · Vietnamese 4% Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+72.6) · D 13.6% · R 86.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -51.5pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.5 2016: R+68.6 2012: R+59.5 2008: R+51.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 62.43%
• Current HPI: 410.693
• Rent YoY: —
• Metro: Athens-Clarke County, 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

-4.1% since first listed

6 events — show timeline

• 2026-03-10 Price Changed $349,900 Hive MLS
• 2026-03-10 Price Changed $349,900 GAMLS
• 2026-02-19 Price Changed $354,900 Hive MLS
• 2026-02-19 Price Changed $354,900 GAMLS
• 2026-02-17 Listed $364,900 Hive MLS
• 2026-02-17 Listed $364,900 GAMLS