120 Donna Dr · Sylvester, GA 31791

$95,000

3 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 87 Days on market

Built 1971 10,454 sqft lot $85/sqft · 34% below area Est $145k · 34% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.8/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPEN FLOOR PLAN WITH 3 BEDROOMS, HARDWOOD FLOORS, FENCED YARD, EAT IN KITCHEN. SOLD AS IS. THIS PROPERTY MAY QUALIFY FOR SELLER FINANCING ( VENDEE). IF PROPERTY WAS BUILT PRIOR TO 1978, LEAD BASED PAINT POTENTIALLY EXISTS.

Key facts

• 0.24 acre lot
• Built 1971
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.6% in Sylvester — 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 63/100 on livability (#287 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute 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: 71 active listings in the ZIP; 26 units permitted in Worth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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: 1.18% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.16%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

• ARV (median comp): $144,548
• List price: $95,000
• Delta: -34.28%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Donna Dr	0.03mi	3/1.5	1,100 (-1%)	5mo	$146,800	$133	90
318 Hillside Dr	0.20mi	3/1.0	1,125 (+1%)	23mo	$120,500	$107	70
1104 N Main St	0.67mi	3/1.0	1,185 (+7%)	12mo	$129,900	$110	48

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $370
• Equity at exit: $14,165

10-year hold

• IRR: 10.0%
• Equity multiple: 1.78×
• Total profit: $20,640
• Equity at exit: $8,214

Cash invested: $26,600 (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 31791

• Home prices YoY: -20.8%
• Active inventory: 71
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$102 /mo · $1,222/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $247

Break-even live

Break-even rent $810

Max offer price $95,000

Occupancy floor 73%

Sensitivity live

Price	-10% $301	-5% $274	+0% $247	+5% $221	+10% $194
Rent	-10% $159	-5% $203	+0% $247	+5% $292	+10% $336
Rate	-1.0pp $295	-0.5pp $272	base $247	+0.5pp $223	+1.0pp $198

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-08
   status Pending 222-char remark

   Show marketing remark (222 chars)

   OPEN FLOOR PLAN WITH 3 BEDROOMS, HARDWOOD FLOORS, FENCED YARD, EAT IN KITCHEN. SOLD AS IS. THIS PROPERTY MAY QUALIFY FOR SELLER FINANCING ( VENDEE). IF PROPERTY WAS BUILT PRIOR TO 1978, LEAD BASED PAINT POTENTIALLY EXISTS.

2. 2026-04-30
   price $95,000 222-char remark

   Show marketing remark (222 chars)

   OPEN FLOOR PLAN WITH 3 BEDROOMS, HARDWOOD FLOORS, FENCED YARD, EAT IN KITCHEN. SOLD AS IS. THIS PROPERTY MAY QUALIFY FOR SELLER FINANCING ( VENDEE). IF PROPERTY WAS BUILT PRIOR TO 1978, LEAD BASED PAINT POTENTIALLY EXISTS.

3. 2026-04-02
   price $100,000 222-char remark

   Show marketing remark (222 chars)

   OPEN FLOOR PLAN WITH 3 BEDROOMS, HARDWOOD FLOORS, FENCED YARD, EAT IN KITCHEN. SOLD AS IS. THIS PROPERTY MAY QUALIFY FOR SELLER FINANCING ( VENDEE). IF PROPERTY WAS BUILT PRIOR TO 1978, LEAD BASED PAINT POTENTIALLY EXISTS.

4. 2026-03-04
   price $110,000 222-char remark

   Show marketing remark (222 chars)

   OPEN FLOOR PLAN WITH 3 BEDROOMS, HARDWOOD FLOORS, FENCED YARD, EAT IN KITCHEN. SOLD AS IS. THIS PROPERTY MAY QUALIFY FOR SELLER FINANCING ( VENDEE). IF PROPERTY WAS BUILT PRIOR TO 1978, LEAD BASED PAINT POTENTIALLY EXISTS.

5. 2026-01-27
   listed $120,000 Active 222-char remark

   Show marketing remark (222 chars)

   OPEN FLOOR PLAN WITH 3 BEDROOMS, HARDWOOD FLOORS, FENCED YARD, EAT IN KITCHEN. SOLD AS IS. THIS PROPERTY MAY QUALIFY FOR SELLER FINANCING ( VENDEE). IF PROPERTY WAS BUILT PRIOR TO 1978, LEAD BASED PAINT POTENTIALLY EXISTS.

6. 2009-11-05
   soldstatus $72,500

ⓘ 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: $1,222 · $102/mo
• Projected year-2 tax: $1,222 · $102/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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,474
• − Mortgage interest: −$5,321
• − Property taxes: −$1,222
• − Insurance: −$475
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,764
• Taxable income: $1,536
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $2,600/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 — Sylvester

• Score: 63/100
• State rank: #287
• US rank: #15795

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sylvester, GA
• Population (ZIP): 11,312

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: Majority White (57%)
• Race & ethnicity: White 57% Black 35% Two or more races 6%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1%

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: ▼ -48.96%
• Current HPI: 185.9708
• 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

+31.0% since first listed

6 events — show timeline

• 2026-05-08 Pending — SWGABOR
• 2026-04-30 Price Changed $95,000 SWGABOR
• 2026-04-02 Price Changed $100,000 SWGABOR
• 2026-03-04 Price Changed $110,000 SWGABOR
• 2026-01-27 Listed $120,000 SWGABOR
• 2009-11-05 Sold (Public Records) $72,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,222 · +24.8% YoY. Source: county tax records.