331 S Green St · Swainsboro, GA 30401

$130,000

3 bd · 1.5 ba · 1,463 sqft · SingleFamily public records · 360 Days on market

Built 1935 10,018 sqft lot $89/sqft · 14% below area Est $152k · 14% under ↓ 11% 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).

• Cash flow +14.3/30.0
• ARV discount +14.0/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS! Don't miss out on this opportunity to buy this lot for future commercial use! High traffic area. Other businesses in the area and current development going on around this lot. Call today for info. This home is a fixer upper. House can be torn down and lot built on. Cash or Conventional financing only!

Key facts

• 0.23 acre lot
• Built 1935
• Listed 360 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $24 ($285/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 $117k (10.2% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.9% in Swainsboro — 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 58/100 on livability (#450 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Emanuel County (town): math 27% / reading 30% proficiency, ranked #110 of 174 in GA (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Swainsboro Primary School (883 students, 98% FRL); Swainsboro Middle School (math 16% / reading 28%, grade F, #333 of 470 statewide, top 72%, 647 students, 98% FRL); Swainsboro High School (math 21% / reading 22%, grade F, #218 of 424 statewide, top 53%, 810 students, 98% FRL) — zoned schools average 98% FRL vs 71% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 79 active listings in the ZIP; 76 units permitted in Emanuel County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Emanuel County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 360 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. Crime grade is D 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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $151,960
• List price: $130,000
• Delta: -14.45%
• 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
209 Price St	0.16mi	3/1.5	1,276 (-13%)	5mo	$159,900	$125	67
210 W Church St	0.74mi	2/1.0 (-1)	1,442 (-1%)	10mo	$50,000	$35	47
202 Industrial Way	0.62mi	3/1.5	1,320 (-10%)	14mo	$175,800	$133	43
452 Peebles St	0.38mi	3/1.0	1,267 (-13%)	19mo	$72,000	$57	42
411 W Pine St	0.72mi	2/1.5 (-1)	1,500 (+2%)	23mo	$60,500	$40	38

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-19,537
• Equity at exit: $19,383

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-14,996
• Equity at exit: $11,240

Cash invested: $36,400 (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 30401

• Home prices YoY: -11.8%
• Active inventory: 79
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $24

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 93%

Sensitivity live

Price	-10% $114	-5% $69	+0% $24	+5% $-21	+10% $-66
Rent	-10% $-68	-5% $-22	+0% $24	+5% $70	+10% $116
Rate	-1.0pp $89	-0.5pp $57	base $24	+0.5pp $-10	+1.0pp $-44

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $130,000 Active 360 DOM
2. 2026-06-19
   days on market $130,000 Active 358 DOM
3. 2026-06-18
   days on market $130,000 Active 357 DOM
4. 2026-06-17
   days on market $130,000 Active 356 DOM
5. 2026-06-16
   days on market $130,000 Active 355 DOM
6. 2026-06-15
   days on market $130,000 Active 354 DOM
7. 2026-06-14
   days on market $130,000 Active 352 DOM
8. 2026-06-12
   statusdays on market $130,000 Active 351 DOM
9. 2026-06-09
   days on market $130,000 Price Change 348 DOM
10. 2026-06-09
    pricestatus $130,000 Price Change 347 DOM
11. 2026-06-08
    days on market $155,000 Active 347 DOM
12. 2026-06-07
    days on market $155,000 Active 346 DOM
13. 2026-06-04
    days on market $155,000 Active 342 DOM
14. 2026-06-02
    days on market $155,000 Active 341 DOM
15. 2026-06-01
    days on market $155,000 Active 340 DOM
16. 2026-05-31
    days on market $155,000 Active 339 DOM
17. 2026-05-31
    days on market $155,000 Active 338 DOM
18. 2025-10-20
    price $155,000 326-char remark

    Show marketing remark (326 chars)

    ATTENTION INVESTORS! Don't miss out on this opportunity to buy this lot for future commercial use! High traffic area. Other businesses in the area and current development going on around this lot. Call today for info. This home is a fixer upper. House can be torn down and lot built on. Cash or Conventional financing only!

19. 2025-08-22
    price $165,000 326-char remark

    Show marketing remark (326 chars)

    ATTENTION INVESTORS! Don't miss out on this opportunity to buy this lot for future commercial use! High traffic area. Other businesses in the area and current development going on around this lot. Call today for info. This home is a fixer upper. House can be torn down and lot built on. Cash or Conventional financing only!

20. 2025-06-26
    listed $175,000 New 326-char remark

    Show marketing remark (326 chars)

    ATTENTION INVESTORS! Don't miss out on this opportunity to buy this lot for future commercial use! High traffic area. Other businesses in the area and current development going on around this lot. Call today for info. This home is a fixer upper. House can be torn down and lot built on. Cash or Conventional financing only!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,007
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$3,782
• Taxable loss: −$1,898
• Est. tax savings @ 24.0%: +$456
• After-tax cash flow: $740/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: Emanuel County
• NCES district ID: 1302040
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $31,771
• Composite: 23.21/100
• National rank: #7941
• State rank: #110 of 174 in GA

Livability — Swainsboro

• Score: 58/100
• State rank: #450
• US rank: #21414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swainsboro, GA
• City population: 14,232
• Population (ZIP): 14,232

Population outlook (Emanuel County) Hauer SSP2

• Today (2025): 22,093 people
• By 2030: 21,595 · -2.3%
• By 2040: 20,343 · -7.9%
• By 2050: 18,759 · -15.1%
• By 2075: 14,327 · -35.2%
• By 2100: 8,496 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 39% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Emanuel

• 2024 margin: Solid R (+44.1) · D 27.8% · R 71.9%
• 2008→2024 swing: -19.4pp toward R · 2008: -24.8pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+38.6 2016: R+37.0 2012: R+26.9 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.97%
• Current HPI: 209.5498
• 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

-11.4% since first listed

3 events — show timeline

• 2025-10-20 Price Changed $155,000 GAMLS
• 2025-08-22 Price Changed $165,000 GAMLS
• 2025-06-26 Listed $175,000 GAMLS