607 College St · Sumner, GA 31789

$179,900

3 bd · 1.0 ba · 1,890 sqft · SingleFamily public records · 55 Days on market

Built 1940 1.23 ac lot $95/sqft · at area comps Est $180k · at est.

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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).

• Cash flow +10.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +3.1/10.0
• Livability +2.8/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into this beautifully remodeled 4-bedroom, 2-bath home, thoughtfully updated from top to bottom. Every detail has been carefully considered. From the stylish new floor coverings to the fresh interior paint, both giving the entire home a bright, modern feel. The kitchen shines with painted cabinets, new counter tops and appliances, perfect for home-cooked meals and entertaining guests.The open layout creates a natural flow throughout, while large windows bring in abundant natural light. Each bedroom feels fresh and welcoming, offering plenty of space for both comfort and functionality. Both bathrooms have been tastefully updated with clean, contemporary finishes, including new tub/shower combos, new vanities and new toilets: turning everyday routines into moments of relaxation. This home is truly move-in ready, beautifully clean, thoughtfully designed, and waiting for you to make it your own.

Key facts

• 1.23 acre lot
• Built 1940
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-83 ($-991/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (23.3% below list).
• Recommended offer: $138k (23.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#488 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Worth County (town): math 28% / reading 34% proficiency, ranked #91 of 174 in GA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 26 units permitted in Worth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Worth County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($175k) 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 $128k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,939 (23.3% 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 55 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 10.9

CMA / ARV

• ARV (median comp): $179,900
• List price: $179,900
• Delta: —
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 College St	0.00mi	4/2.0 (+1)	1,890 (0%)	1mo	$179,900	$95	90

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

Projected returns pro-forma

2.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.32×
• Total profit: $16,128
• Equity at exit: $80,614

10-year hold

• IRR: 8.6%
• Equity multiple: 2.29×
• Total profit: $65,108
• Equity at exit: $124,020

Cash invested: $50,372 (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 31789

• Home prices YoY: 2.8%
• Active inventory: 8
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$154 /mo · $1,847/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-83

Break-even live

Break-even rent $1,484

Max offer price $165,311

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-32	+0% $-83	+5% $-134	+10% $-184
Rent	-10% $-192	-5% $-137	+0% $-83	+5% $-28	+10% $26
Rate	-1.0pp $8	-0.5pp $-37	base $-83	+0.5pp $-129	+1.0pp $-177

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-03-27
   listed $179,900 Active
2. 2026-03-26
   listed $179,900 New 910-char remark

   Show marketing remark (910 chars)

   Step into this beautifully remodeled 4-bedroom, 2-bath home, thoughtfully updated from top to bottom. Every detail has been carefully considered. From the stylish new floor coverings to the fresh interior paint, both giving the entire home a bright, modern feel. The kitchen shines with painted cabinets, new counter tops and appliances, perfect for home-cooked meals and entertaining guests.The open layout creates a natural flow throughout, while large windows bring in abundant natural light. Each bedroom feels fresh and welcoming, offering plenty of space for both comfort and functionality. Both bathrooms have been tastefully updated with clean, contemporary finishes, including new tub/shower combos, new vanities and new toilets: turning everyday routines into moments of relaxation. This home is truly move-in ready, beautifully clean, thoughtfully designed, and waiting for you to make it your own.

3. 2022-07-14
   soldstatus $128,200

ⓘ 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: $1,847 · $154/mo
• Projected year-2 tax: $1,847 · $154/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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,553
• − Mortgage interest: −$10,077
• − Property taxes: −$1,847
• − Insurance: −$900
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$5,233
• Taxable loss: −$4,153
• Est. tax savings @ 24.0%: +$997
• After-tax cash flow: $6/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: Worth County
• NCES district ID: 1305850
• Math proficiency: 28% ▼ -5.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $39,056
• Composite: 25.97/100
• National rank: #7327
• State rank: #91 of 174 in GA

Livability — Sumner

• Score: 56/100
• State rank: #488
• US rank: #22593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sumner, GA
• Population (ZIP): 1,504

Population outlook (Worth County) Hauer SSP2

• Today (2025): 18,547 people
• By 2030: 17,345 · -6.5%
• By 2040: 14,978 · -19.2%
• By 2050: 12,782 · -31.1%
• By 2075: 8,832 · -52.4%
• By 2100: 6,226 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Hispanic / Latino 5% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Worth

• 2024 margin: Solid R (+50.4) · D 24.7% · R 75.1%
• 2008→2024 swing: -11.7pp toward R · 2008: -38.7pp · 2024: -50.4pp
• All cycles: 2024: R+50.4 2020: R+47.8 2016: R+50.0 2012: R+40.2 2008: R+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.97%
• Current HPI: 111.2472
• 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

+40.3% since first listed

3 events — show timeline

• 2026-03-27 Listed $179,900 TBOR
• 2026-03-26 Listed $179,900 GAMLS
• 2022-07-14 Sold (Public Records) $128,200 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,847 · +108.8% YoY. Source: county tax records.