1467 Gough Spur Rd · Gough, GA 30816

$109,900

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 41 Days on market

Built 1940 1.01 ac lot

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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).

• Cash flow +19.5/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Small home on an acre lot with a large detached garage. This one needs some work but has potential. All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $75.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1757931 The final List Price/Sales price is subject to our pending HUD Appraisal coming in.

Key facts

• Full workshop
• 4 fireplaces
• Full acre

Tags

• RENOVATED 1940 HOME
• FULL ACRE
• 9-FOOT CEILINGS
• ALL-WOOD BEADED PINE FLOORS
• 4 FIREPLACES
• FULL WORKSHOP

Property features AI

Exterior

• Parking: Detached garage with 1 garage space; Total of 1 parking space; Carport; Gravel/unpaved parking; Workshop in garage
• Utilities: Well water; Septic tank; Water connected; Cable available
• Home design: Single-family residence; One story; Entry level: 1; R4 zoning
• Construction: Block and frame construction with wood siding; Composition roof; Block/other foundation; Built with multiple construction materials
• Exterior features: Covered, enclosed and decked porch; Fenced yard; Workshop and outbuilding on site; Has view

Interior

• Kitchen: Refrigerator; Range
• Flooring: Carpet; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Space heater; Wall/window cooling units
• Interior features: See remarks; 5 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/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 $98k (11.1% below list).
• Recommended offer: $98k (11.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Burke County (town): math 16% / reading 21% proficiency, ranked #148 of 174 in GA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Waynesboro Primary School (961 students, 100% FRL); Burke County Middle School (math 15% / reading 26%, grade F, #345 of 470 statewide, top 74%, 882 students, 100% FRL); Burke County High School (math 4% / reading 17%, grade F, #348 of 424 statewide, top 83%, 1,170 students, 100% FRL) — zoned schools average 100% FRL vs 72% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP; 65 units permitted in Burke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($760 loan paydown + $7k appreciation (6.3% local appreciation)).
• Burke County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $110k implies a 341% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $97,674 (11.1% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.35×
• Total profit: $41,632
• Equity at exit: $71,162

10-year hold

• IRR: 19.2%
• Equity multiple: 4.76×
• Total profit: $115,597
• Equity at exit: $130,879

Cash invested: $30,772 (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 30816

• Home prices YoY: 3.2%
• Active inventory: 21
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $977 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $126

Break-even live

Break-even rent $818

Max offer price $109,900

Occupancy floor 82%

Sensitivity live

Price	-10% $188	-5% $157	+0% $126	+5% $95	+10% $63
Rent	-10% $49	-5% $87	+0% $126	+5% $164	+10% $203
Rate	-1.0pp $181	-0.5pp $154	base $126	+0.5pp $97	+1.0pp $68

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $109,900 Active 41 DOM
2. 2026-06-18
   days on market $109,900 Active 38 DOM
3. 2026-06-17
   days on market $109,900 Active 37 DOM
4. 2026-06-16
   days on market $109,900 Active 36 DOM
5. 2026-06-15
   days on market $109,900 Active 35 DOM
6. 2026-06-14
   days on market $109,900 Active 33 DOM
7. 2026-06-13
   days on market $109,900 Active 32 DOM
8. 2026-06-10
   days on market $109,900 Active 30 DOM
9. 2026-06-09
   days on market $109,900 Active 29 DOM
10. 2026-06-09
    price $109,900 Active 28 DOM
11. 2026-06-08
    days on market $114,900 Active 28 DOM
12. 2026-06-07
    days on market $114,900 Active 27 DOM
13. 2026-06-05
    days on market $114,900 Active 24 DOM
14. 2026-06-03
    days on market $114,900 Active 23 DOM
15. 2026-06-02
    days on market $114,900 Active 22 DOM
16. 2026-06-01
    days on market $114,900 Active 21 DOM
17. 2026-05-31
    days on market $114,900 Active 20 DOM
18. 2026-05-30
    days on market $114,900 Active 19 DOM
19. 2026-05-11
    historical
20. 2026-05-06
    listed $124,900 Active
21. 2026-05-06
    listed $124,900 Active 1082-char remark
22. 2022-09-01
    soldstatus $24,900

    Show marketing remark (789 chars)

    Small home on an acre lot with a large detached garage. This one needs some work but has potential. All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $75.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1757931 The final List Price/Sales price is subject to our pending HUD Appraisal coming in.

23. 2022-09-01
    soldstatus $24,900

    Show marketing remark (789 chars)

    Small home on an acre lot with a large detached garage. This one needs some work but has potential. All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $75.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1757931 The final List Price/Sales price is subject to our pending HUD Appraisal coming in.

24. 2022-07-01
    listed $22,000

    Show marketing remark (789 chars)

    Small home on an acre lot with a large detached garage. This one needs some work but has potential. All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $75.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1757931 The final List Price/Sales price is subject to our pending HUD Appraisal coming in.

25. 2022-07-01
    listed $22,000

    Show marketing remark (789 chars)

    Small home on an acre lot with a large detached garage. This one needs some work but has potential. All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $75.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1757931 The final List Price/Sales price is subject to our pending HUD Appraisal coming in.

ⓘ 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: $286 · $24/mo
• Projected year-2 tax: $1,011 · $84/mo
• Expected delta: +$726/yr (+$60/mo · 254.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,721
• − Mortgage interest: −$6,156
• − Property taxes: −$286
• − Insurance: −$550
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$3,197
• Taxable loss: −$343
• Est. tax savings @ 24.0%: +$82
• After-tax cash flow: $1,591/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: Burke County
• NCES district ID: 1300660
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $34,532
• Composite: 15.18/100
• National rank: #9343
• State rank: #148 of 174 in GA

Livability — Gough

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Gough, GA
• Population (ZIP): 2,286

Population outlook (Burke County) Hauer SSP2

• Today (2025): 21,186 people
• By 2030: 20,207 · -4.6%
• By 2040: 18,109 · -14.5%
• By 2050: 16,102 · -24.0%
• By 2075: 12,103 · -42.9%
• By 2100: 9,671 · -54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 40% Hispanic / Latino 5% Native American 2% Two or more races 2%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Burke

• 2024 margin: Lean R (+9.3) · D 45.1% · R 54.4%
• 2008→2024 swing: -18.6pp toward R · 2008: 9.2pp · 2024: -9.3pp
• All cycles: 2024: R+9.3 2020: R+1.8 2016: D+2.6 2012: D+11.3 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.30%
• Current HPI: 205.1768
• 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

+399.5% since first listed

9 events — show timeline

• 2026-06-08 Price Changed $109,900 Hive MLS
• 2026-05-21 Price Changed $114,900 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-06 Listed $124,900 Hive MLS
• 2026-05-06 Listed $124,900 Hive MLS
• 2022-09-01 Sold (MLS) $24,900 Hive MLS
• 2022-09-01 Sold (MLS) $24,900 Hive MLS
• 2022-07-01 Listed $22,000 Hive MLS
• 2022-07-01 Listed $22,000 Hive MLS

Property tax history

+13.5%/yr

Latest (2025): $286 · -7.3% YoY. Source: county tax records.