399 W Court St

Wrightsville, GA 31096

$169,900D

4 bd · 3.0 ba · 2,614 sqft · Built 1948 · SingleFamily · Active · 152 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,278/mo
• Mortgage (P&I): −$891
• Tax + insurance: −$191
• HOA: −$0
• Vac / Maint / Mgmt: −$268
• Net cashflow: $-72/mo
• Annual: $-867/yr
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• 1% rule: 0.75%
• Cash to close: $47,572

Investor read

• This is a 4-bed/3.0-bath single-family listed at $170k.
• 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).
• It's been on market 152 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $128k (24.8% below list) — sets the bar for 1% rule.
• In year one you build about $1k of equity ($1k loan paydown + $44 appreciation (0.0% local appreciation)).
• 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.
• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 17 active listings in the ZIP.
• Johnson County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.

Questions for listing agent

• 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?
• It's been on market 152 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
• Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.