3925 Us Highway 441 S · Rentz, GA 31075

$60,000

2 bd · 1.5 ba · 1,986 sqft · SingleFamily public records · 37 Days on market

Built 1930 1.25 ac lot $30/sqft · 85% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

1.25-acre property with existing well, septic, and a 2-bedroom, 1-bath home built in 1930. Home features hardwood floors throughout much of the house and offers potential for renovation or redevelopment. Well water has recently been tested, and a new Georgia DOT survey is available. The home has not been occupied for an extended period of time, and the current owner has limited knowledge of the property condition and has never occupied the property. Significant repairs and improvements will be needed. Extreme caution should be used when entering the home and porch area due to unstable wood and visible holes. Property is being sold AS-IS. Storm debris from a fallen carport is currently in th

Key facts

• Existing well
• Existing septic
• 1.25-acre property

Tags

• 1.25-ACRE PROPERTY
• EXISTING WELL
• EXISTING SEPTIC
• HARDWOOD FLOORS
• UTILITIES ALREADY IN PLACE

Property features AI

Finance

• Other: Property sold as-is
• HOA & community: No HOA

Exterior

• Parking: No dedicated parking
• Utilities: Well water; Septic tank; Sewer connected; Water available; Other utilities
• Home design: Single family house; Built in 1930; Fixer condition; Corner, level lot; 1.25-acre lot
• Construction: Wood siding construction; Composition roof; One story
• Exterior features: Front porch

Interior

• Kitchen: No appliances included
• Bedrooms: Two bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: One-level layout; Other interior features
• Laundry & utility: No laundry features specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($894 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#441 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime F, amenities F, commute F.
• Laurens County (rural): math 45% / reading 39% proficiency, ranked #42 of 174 in GA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Southwest Laurens Elementary (math 50% / reading 37%, grade F, #364 of 1,228 statewide, top 30%, 1,005 students, 85% FRL); West Laurens Middle School (math 48% / reading 48%, grade C-, #80 of 470 statewide, top 17%, 927 students, 85% FRL); West Laurens High School (math 41% / reading 28%, grade F, #88 of 424 statewide, top 22%, 1,271 students, 85% FRL) — zoned schools average 85% FRL vs 55% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 55 units permitted in Laurens County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($415 loan paydown + $3k appreciation (5.2% local appreciation)).
• Laurens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.49% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.32%
• DSCR: 2.04
• GRM: 5.6

CMA / ARV

• ARV (median comp): $145,149
• List price: $60,000
• Delta: -58.66%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1678 Williams Rd	0.43mi	3/2.0 (+1)	1,876 (-6%)	3mo	$190,000	$101	61

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

Projected returns pro-forma

5.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.6%
• Equity multiple: 3.10×
• Total profit: $35,355
• Equity at exit: $34,791

10-year hold

• IRR: 31.8%
• Equity multiple: 6.27×
• Total profit: $88,561
• Equity at exit: $60,707

Cash invested: $16,800 (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 31075

• Home prices YoY: 2.6%
• Active inventory: 15
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $894 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $326

Break-even live

Break-even rent $481

Max offer price $60,000

Occupancy floor 58%

Sensitivity live

Price	-10% $360	-5% $343	+0% $326	+5% $309	+10% $292
Rent	-10% $256	-5% $291	+0% $326	+5% $362	+10% $397
Rate	-1.0pp $357	-0.5pp $342	base $326	+0.5pp $311	+1.0pp $295

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $60,000 Active 37 DOM
2. 2026-06-18
   days on market $60,000 Active 36 DOM
3. 2026-06-17
   days on market $60,000 Active 35 DOM
4. 2026-06-16
   days on market $60,000 Active 34 DOM
5. 2026-06-15
   days on market $60,000 Active 33 DOM
6. 2026-06-14
   days on market $60,000 Active 31 DOM
7. 2026-06-12
   days on market $60,000 Active 30 DOM
8. 2026-06-09
   days on market $60,000 Active 27 DOM
9. 2026-06-08
   days on market $60,000 Active 26 DOM
10. 2026-06-07
    days on market $60,000 Active 25 DOM
11. 2026-06-07
    days on market $60,000 Active 24 DOM
12. 2026-06-03
    days on market $60,000 Active 21 DOM
13. 2026-06-02
    days on market $60,000 Active 20 DOM
14. 2026-06-01
    days on market $60,000 Active 19 DOM
15. 2026-05-31
    days on market $60,000 Active 18 DOM
16. 2026-05-30
    days on market $60,000 Active 17 DOM
17. 2026-05-11
    listed $67,200 New 999-char remark
18. 2021-09-01
    soldstatus $50,000

ⓘ 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: $481 · $40/mo
• Projected year-2 tax: $552 · $46/mo
• Expected delta: +$71/yr (+$6/mo · 14.9%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,726
• − Mortgage interest: −$3,361
• − Property taxes: −$481
• − Insurance: −$300
• − Repairs & maintenance: −$858
• − Management: −$858
• − Depreciation: −$1,745
• Taxable income: $3,123
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $3,168/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: Laurens County
• NCES district ID: 1301890
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $38,220
• Composite: 35.06/100
• National rank: #5030
• State rank: #42 of 174 in GA

Livability — Rentz

• Score: 58/100
• State rank: #441
• US rank: #21194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,582

Population outlook (Laurens County) Hauer SSP2

• Today (2025): 45,685 people
• By 2030: 44,056 · -3.6%
• By 2040: 40,270 · -11.9%
• By 2050: 36,094 · -21.0%
• By 2075: 26,275 · -42.5%
• By 2100: 17,160 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 21%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 1% · China

Political lean MEDSL · Laurens

• 2024 margin: Solid R (+32.7) · D 33.5% · R 66.2%
• 2008→2024 swing: -11.2pp toward R · 2008: -21.5pp · 2024: -32.7pp
• All cycles: 2024: R+32.7 2020: R+28.2 2016: R+29.1 2012: R+22.7 2008: R+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.22%
• Current HPI: 206.5462
• 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

+20.0% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $60,000 GAMLS
• 2026-05-11 Listed $67,200 GAMLS
• 2021-09-01 Sold (Public Records) $50,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $481 · +0.2% YoY. Source: county tax records.