1071 Alexander St · Union Point, GA 30669

$164,850

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 96 Days on market

Built 1978 0.30 ac lot $127/sqft · 19% below area Est $204k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Appreciation +10.0/10.0
• DSCR +3.5/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

**For the address, tax records reflect "Street", but maps and GPS only recognize Avenue. Please input Alexander Avenue in GPS** Updated home in Historic Union Point, which is 7 miles east of Greensboro and 5 miles north of I-20. Within walking distance of the entrance to the Firefly trail which goes from Union Point to Athens. New HVAC, new plumbing, new siding, new paint, new cabinets electrical upgrades, new carpet and flooring. Move-in ready. 100% USDA available. Perfect starter home or investment. Priced to sell.

Key facts

• New plumbing
• New siding
• New hvac

Tags

• HISTORIC UNION POINT
• FIREFLY TRAIL
• NEW HVAC
• NEW PLUMBING
• NEW SIDING
• NEW PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-41 ($-492/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (27.6% below list).
• Recommended offer: $119k (27.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#432 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.
• Greene County (rural): math 27% / reading 37% proficiency, ranked #82 of 174 in GA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP; 295 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Greene County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($150k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 35% 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 $119,300 (27.6% 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 96 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.72% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 11.5

CMA / ARV

• ARV (median comp): $204,416
• List price: $164,850
• Delta: -19.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Willow Ln	0.08mi	3/2.0	1,456 (+12%)	10mo	$155,000	$106	68
1010 Orear Rd	0.67mi	4/2.0 (+1)	1,300 (0%)	8mo	$295,000	$227	57
207 Comfort St	0.63mi	3/2.0	1,276 (-2%)	16mo	$215,000	$168	55
215 Hunter St	0.45mi	3/2.0	1,114 (-14%)	1mo	$210,000	$189	54
208 Thornton St	0.56mi	2/1.0 (-1)	1,392 (+7%)	13mo	$229,000	$165	42

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: 23.5%
• Equity multiple: 2.89×
• Total profit: $87,090
• Equity at exit: $148,510

10-year hold

• IRR: 20.9%
• Equity multiple: 6.60×
• Total profit: $258,367
• Equity at exit: $320,267

Cash invested: $46,158 (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 30669

• Active inventory: 20
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$864
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-41

Break-even live

Break-even rent $1,245

Max offer price $157,601

Occupancy floor 98%

Sensitivity live

Price	-10% $52	-5% $6	+0% $-41	+5% $-88	+10% $-134
Rent	-10% $-135	-5% $-88	+0% $-41	+5% $6	+10% $53
Rate	-1.0pp $42	-0.5pp $1	base $-41	+0.5pp $-84	+1.0pp $-127

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: $41,212
• Closing costs: $4,946
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   status $164,850 Pending 96 DOM
2. 2026-06-16
   days on market $164,850 Active 96 DOM
3. 2026-06-15
   days on market $164,850 Active 95 DOM
4. 2026-06-14
   days on market $164,850 Active 93 DOM
5. 2026-06-13
   days on market $164,850 Active 92 DOM
6. 2026-06-10
   pricedays on market $164,850 Active 90 DOM
7. 2026-06-09
   days on market $165,000 Active 89 DOM
8. 2026-06-08
   days on market $165,000 Active 88 DOM
9. 2026-06-07
   days on market $165,000 Active 87 DOM
10. 2026-06-03
    days on market $165,000 Active 83 DOM
11. 2026-06-02
    days on market $165,000 Active 82 DOM
12. 2026-06-01
    days on market $165,000 Active 81 DOM
13. 2026-05-31
    days on market $165,000 Active 80 DOM
14. 2026-05-30
    days on market $165,000 Active 79 DOM
15. 2026-03-12
    listed $165,000 New 536-char remark

    Show marketing remark (532 chars)

    **For the address, tax records reflect "Street", but maps and GPS only recognize Avenue. Please input Alexander Avenue in GPS** Updated home in Historic Union Point, which is 7 miles east of Greensboro and 5 miles north of I-20. Within walking distance of the entrance to the Firefly trail which goes from Union Point to Athens. New HVAC, new plumbing, new siding, new paint, new cabinets electrical upgrades, new carpet and flooring. Move-in ready. 100% USDA available. Perfect starter home or investment. Priced to sell.

16. 2026-03-12
    listed $165,000 Active 532-char remark

    Show marketing remark (532 chars)

    **For the address, tax records reflect "Street", but maps and GPS only recognize Avenue. Please input Alexander Avenue in GPS** Updated home in Historic Union Point, which is 7 miles east of Greensboro and 5 miles north of I-20. Within walking distance of the entrance to the Firefly trail which goes from Union Point to Athens. New HVAC, new plumbing, new siding, new paint, new cabinets electrical upgrades, new carpet and flooring. Move-in ready. 100% USDA available. Perfect starter home or investment. Priced to sell.

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$913/yr (+$76/mo · 151.1%)

ⓘ 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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% 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: $14,316
• − Mortgage interest: −$9,234
• − Property taxes: −$604
• − Insurance: −$824
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$4,796
• Taxable loss: −$3,433
• Est. tax savings @ 24.0%: +$824
• After-tax cash flow: $331/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: Greene County
• NCES district ID: 1302490
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $42,172
• Composite: 27.08/100
• National rank: #7046
• State rank: #82 of 174 in GA

Livability — Union Point

• Score: 58/100
• State rank: #432
• US rank: #21000

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: Union Point, GA
• Population (ZIP): 3,071

Population outlook (Greene County) Hauer SSP2

• Today (2025): 17,835 people
• By 2030: 18,182 · +1.9%
• By 2040: 18,509 · +3.8%
• By 2050: 18,794 · +5.4%
• By 2075: 19,704 · +10.5%
• By 2100: 20,584 · +15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 41% White 39% Hispanic / Latino 13% Native American 4% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Estonian 2% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 12% Tagalog/Filipino 3% Other Asian/Pacific 1%

Political lean MEDSL · Greene

• 2024 margin: Strong R (+28.9) · D 35.3% · R 64.2%
• 2008→2024 swing: -13.9pp toward R · 2008: -15.1pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+26.5 2016: R+26.0 2012: R+22.5 2008: R+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 118.17%
• Current HPI: 267.11
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-12 Listed $165,000 FMLS
• 2026-03-12 Listed $165,000 GAMLS

Property tax history

+4.2%/yr

Latest (2025): $604 · +9.2% YoY. Source: county tax records.