320 Old Perry Rd · Marshallville, GA 31057

$89,500

3 bd · 2.0 ba · 1,714 sqft · SingleFamily public records · 18 Days on market

Built 1988 1.38 ac lot Est $67k · 34% over

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Appreciation +7.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Unlock immediate potential with this rare property featuring two dwellings on 1.38 flat, usable acres. This offering eliminates upfront infrastructure costs with electric, water, sewer, and internet already connected. Fully fenced with multiple gated access points including secure gated access at the driveway, and a cross-fenced layout separating the dwellings, allowing for privacy, separation, or phased renovation. Love a good investment project with multiple exit strategies? This fixer-upper has multiple existing cost saving features, eliminating major upfront expense and significantly reducing unknown cost risks. The land is well maintained and beautiful, featuring mature pecan trees, crepe myrtles, and Japanese maples, with NO heavy clearing required. Both dwellings include full kitchens, dining areas, laundry rooms, sliding glass doors, and screened porches/decks, creating turnkey layouts ready for renovations and value-add improvements. Great for fix and flip, hold for income production, or live-in/renovate strategies. The heavy lifting is identified, the utility infrastructure is done, and the price is right. Cash only, As-Is. Two Dwellings Home 1 (Mobile Home): 3 bed / 1.5 bath Front deck + screened back deck Dedicated laundry room Home 2 (Slab Construction): 1 bed / 1 bath + flex space upstairs with separate entry Laundry room Screened deck Great for private separate quarters, multi-generational living or rental

Key facts

• Mature pecan trees
• Fully fenced
• Usable acres

Tags

• TWO DWELLINGS
• USABLE ACRES
• FULLY FENCED
• MULTIPLE GATED ACCESS
• CROSS-FENCED LAYOUT
• MATURE PECAN TREES

Property features AI

Finance

• HOA & community: Street lights in the community

Exterior

• Parking: Two total parking spaces; Two carport spaces; Carport
• Utilities: Public water; Public sewer; 110-volt electric; Electricity available; Phone available; Sewer available; Water available
• Home design: Double wide mobile home; One level; Property listed as fixer
• Construction: Wood siding; Metal roof; Built on pillars/posts and slab foundation
• Exterior features: Private entrance; Private yard; Rear stairs; Storage; Deck; Rear porch; Screened porch; Side porch; Fenced yard; Barn(s) and outbuilding(s)

Interior

• Kitchen: Second kitchen; Breakfast bar; Cabinets (other); Laminate counters; Eat-in kitchen with pantry; Kitchen open to family room / view to family room
• Bedrooms: Four main-level bedrooms; In-law floorplan with master on main
• Flooring: Laminate; Wood; Painted/stained surfaces; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with tub/shower combo
• Heating & cooling: Window AC units; Space heater; Other heating
• Interior features: Walk-in closet(s); Other interior features; Aluminum-framed windows; No common walls; Crawl space foundation
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#532 in GA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Macon County (town): math 5% / reading 14% proficiency, ranked #169 of 174 in GA (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Macon County Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 511 students, 100% FRL); Macon County Middle School (math 6% / reading 18%, grade F, #417 of 470 statewide, top 90%, 263 students, 100% FRL); Macon County High School (math 5% / reading 5%, grade F, #394 of 424 statewide, top 97%, 340 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 13 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($619 loan paydown + $4k appreciation (4.9% local appreciation)).
• Macon County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $12k; list at $90k implies a 646% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $88,157 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.37%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $66,846
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
429 Main St E	0.61mi	3/2.0	1,910 (+11%)	5mo	$73,965	$39	48

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

Projected returns pro-forma

4.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.61×
• Total profit: $40,370
• Equity at exit: $49,978

10-year hold

• IRR: 25.1%
• Equity multiple: 5.18×
• Total profit: $104,698
• Equity at exit: $85,649

Cash invested: $25,060 (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 31057

• Home prices YoY: 2.9%
• Active inventory: 5
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $321

Break-even live

Break-even rent $731

Max offer price $89,500

Occupancy floor 67%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $89,500 Active 18 DOM
2. 2026-06-18
   days on market $89,500 Active 17 DOM
3. 2026-06-17
   days on market $89,500 Active 16 DOM
4. 2026-06-16
   days on market $89,500 Active 15 DOM
5. 2026-06-15
   days on market $89,500 Active 14 DOM
6. 2026-06-14
   days on market $89,500 Active 12 DOM
7. 2026-06-13
   days on market $89,500 Active 11 DOM
8. 2026-06-10
   days on market $89,500 Active 9 DOM
9. 2026-06-09
   days on market $89,500 Active 8 DOM
10. 2026-06-08
    days on market $89,500 Active 7 DOM
11. 2026-06-07
    days on market $89,500 Active 6 DOM
12. 2026-06-03
    days on market $89,500 Active 2 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $89,500 Active 1 DOM

ⓘ 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: $851 · $71/mo
• Projected year-2 tax: $851 · $71/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 4/10 Moderate
• 🌡 Heat 6/10 Major 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,649
• − Mortgage interest: −$5,013
• − Property taxes: −$851
• − Insurance: −$448
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,604
• Taxable income: $2,550
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $3,240/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: Macon County
• NCES district ID: 1303450
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 14% ▼ -4.00%
• Median HH income: $29,832
• Composite: 7.25/100
• National rank: #9957
• State rank: #169 of 174 in GA

Livability — Marshallville

• Score: 54/100
• State rank: #532
• US rank: #23834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshallville, GA
• Population (ZIP): 1,544

Population outlook (Macon County) Hauer SSP2

• Today (2025): 12,210 people
• By 2030: 11,442 · -6.3%
• By 2040: 9,901 · -18.9%
• By 2050: 8,575 · -29.8%
• By 2075: 6,047 · -50.5%
• By 2100: 4,043 · -66.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 47% Black 42% Hispanic / Latino 5% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Macon

• 2024 margin: D (+17.9) · D 58.8% · R 40.9%
• 2008→2024 swing: -13.0pp toward R · 2008: 30.9pp · 2024: 17.9pp
• All cycles: 2024: D+17.9 2020: D+23.1 2016: D+27.2 2012: D+34.8 2008: D+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.86%
• Current HPI: 170.0461
• 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

+645.8% since first listed

11 events — show timeline

• 2026-05-31 Listed $89,500 FMLS
• 2026-05-31 Listed $89,500 GAMLS
• 2026-04-30 Listing Removed — FMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-01-20 Price Changed $109,500 GAMLS
• 2026-01-20 Price Changed $109,500 FMLS
• 2025-11-24 Price Changed $140,000 GAMLS
• 2025-11-24 Price Changed $140,000 FMLS
• 2025-11-03 Listed $125,000 FMLS
• 2025-11-03 Listed $125,000 GAMLS
• 1984-11-29 Sold (Public Records) $12,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $851 · +0.8% YoY. Source: county tax records.