399 W Court St · Wrightsville, GA 31096

$169,900

4 bd · 3.0 ba · 2,614 sqft · SingleFamily public records · 151 Days on market

Built 1948 1.05 ac lot $65/sqft · 6% below area Est $180k · 6% under

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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 +11.0/30.0
• ARV discount +10.0/15.0
• Appreciation +5.0/10.0
• DSCR +3.2/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The Price House has been a fixture for many years. Located just a couple of minutes from shopping and dining, this house is well located. Interior is spacious and ready for living. Great yard for many happy days.

Key facts

• 1.05 acre lot
• Built 1948
• Listed 150 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-72 ($-867/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (24.8% below list).
• Recommended offer: $128k (24.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#419 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B+; Watch: amenities F, commute F, employment F.
• Johnson County (rural): math 34% / reading 33% proficiency, ranked #79 of 174 in GA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Johnson County Elementary School (math 46% / reading 35%, grade F, #419 of 1,228 statewide, top 35%, 466 students, 94% FRL); Johnson County Middle School (math 27% / reading 32%, grade F, #249 of 470 statewide, top 55%, 240 students, 95% FRL); Johnson County High School (math 5% / reading 24%, grade F, #297 of 424 statewide, top 74%, 303 students, 94% FRL) — zoned schools average 94% FRL vs 69% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $44 appreciation (0.0% local appreciation)).
• Johnson County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $127,826 (24.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.75% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 11.1

CMA / ARV

• ARV (median comp): $180,094
• List price: $169,900
• Delta: -5.66%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8776 N Marcus St	0.53mi	3/2.5 (-1)	2,615 (0%)	9mo	$179,900	$69	61
43 Alma St	0.75mi	4/3.0	2,659 (+2%)	9mo	$270,000	$102	55
270 S Myrtle Ave	0.49mi	4/2.0	2,780 (+6%)	19mo	$73,000	$26	47

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

Projected returns pro-forma

0.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.80×
• Total profit: $-9,405
• Equity at exit: $49,552

10-year hold

• IRR: 1.6%
• Equity multiple: 1.17×
• Total profit: $8,252
• Equity at exit: $59,739

Cash invested: $47,572 (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 31096

• Home prices YoY: 0.0%
• Active inventory: 17
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$120 /mo · $1,444/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-72

Break-even live

Break-even rent $1,370

Max offer price $157,132

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-24	+0% $-72	+5% $-120	+10% $-168
Rent	-10% $-173	-5% $-123	+0% $-72	+5% $-22	+10% $29
Rate	-1.0pp $13	-0.5pp $-29	base $-72	+0.5pp $-116	+1.0pp $-161

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $169,900 Active 151 DOM
2. 2026-06-21
   days on market $169,900 Active 150 DOM
3. 2026-06-18
   days on market $169,900 Active 148 DOM
4. 2026-06-17
   days on market $169,900 Active 147 DOM
5. 2026-06-16
   days on market $169,900 Active 146 DOM
6. 2026-06-15
   days on market $169,900 Active 145 DOM
7. 2026-06-13
   days on market $169,900 Active 143 DOM
8. 2026-06-12
   days on market $169,900 Active 142 DOM
9. 2026-06-09
   days on market $169,900 Active 139 DOM
10. 2026-06-08
    days on market $169,900 Active 138 DOM
11. 2026-06-07
    days on market $169,900 Active 137 DOM
12. 2026-06-05
    days on market $169,900 Active 135 DOM
13. 2026-06-04
    days on market $169,900 Active 133 DOM
14. 2026-06-02
    days on market $169,900 Active 132 DOM
15. 2026-06-01
    days on market $169,900 Active 131 DOM
16. 2026-05-31
    days on market $169,900 Active 130 DOM
17. 2026-05-31
    days on market $169,900 Active 129 DOM
18. 2026-01-21
    listed $169,900 New 212-char remark

    Show marketing remark (212 chars)

    The Price House has been a fixture for many years. Located just a couple of minutes from shopping and dining, this house is well located. Interior is spacious and ready for living. Great yard for many happy days.

ⓘ 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: $1,444 · $120/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$119/yr (+$10/mo · 8.2%)

ⓘ 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 ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $15,339
• − Mortgage interest: −$9,517
• − Property taxes: −$1,444
• − Insurance: −$850
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$4,943
• Taxable loss: −$3,868
• Est. tax savings @ 24.0%: +$928
• After-tax cash flow: $61/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: Johnson County
• NCES district ID: 1303120
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $34,082
• Composite: 27.59/100
• National rank: #6934
• State rank: #79 of 174 in GA

Livability — Wrightsville

• Score: 58/100
• State rank: #419
• US rank: #20688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wrightsville, GA
• City population: 7,307
• Population (ZIP): 7,307

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 9,208 people
• By 2030: 8,957 · -2.7%
• By 2040: 8,384 · -8.9%
• By 2050: 7,889 · -14.3%
• By 2075: 6,670 · -27.6%
• By 2100: 5,430 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 53% Black 40% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+46.4) · D 26.8% · R 73.1%
• 2008→2024 swing: -12.7pp toward R · 2008: -33.7pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+39.7 2016: R+37.6 2012: R+30.1 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.03%
• Current HPI: 201.8678
• 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

1 event — show timeline

• 2026-01-21 Listed $169,900 GAMLS

Property tax history

+6.8%/yr

Latest (2025): $1,444 · +21.0% YoY. Source: county tax records.