116 1st Ave · Twin City, GA 30471

$148,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 108 Days on market

Built 2020 0.51 ac lot $122/sqft · at area comps Est $153k · at est.

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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).

• ARV discount +8.9/15.0
• Appreciation +8.3/10.0
• Cash flow +7.8/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.3/10.0
• DSCR +1.9/10.0

Listing remarks MLS

3 bedroom, 2 bath home in great condition in Twin City. Open living / kitchen area with breakfast bar / dining area at kitchen island. Carpet in 2 bedrooms, vinyl in the rest of home. New front and back decks. Home is within walking distance to ECI and only a few miles from George L Smith State Park. Property being sold AS IS.

Key facts

• Dining area
• Breakfast bar
• 0.51 acre lot

Tags

• OPEN LIVING KITCHEN AREA
• BREAKFAST BAR
• DINING AREA
• NEW FRONT AND BACK DECKS
• WALKING DISTANCE TO ECI

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (26.5% below list).
• Recommended offer: $109k (26.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#177 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Emanuel County (town): math 27% / reading 30% proficiency, ranked #110 of 174 in GA (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Twin City Elementary School (math 40% / reading 40%, grade F, #427 of 1,228 statewide, top 35%, 520 students, 98% FRL); Swainsboro Middle School (math 16% / reading 28%, grade F, #333 of 470 statewide, top 72%, 647 students, 98% FRL) — zoned schools average 98% FRL vs 71% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 active listings in the ZIP; 76 units permitted in Emanuel County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.5% local appreciation)).
• Emanuel County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

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 $108,815 (26.5% 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 108 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $152,640
• List price: $148,000
• Delta: -3.04%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

6.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.90×
• Total profit: $37,140
• Equity at exit: $98,129

10-year hold

• IRR: 13.4%
• Equity multiple: 3.81×
• Total profit: $116,308
• Equity at exit: $182,519

Cash invested: $41,440 (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 30471

• Home prices YoY: 4.9%
• Active inventory: 12
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$776
• Tax est. 1.5%: −$185 /mo · $2,220/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-163

Break-even live

Break-even rent $1,295

Max offer price $124,391

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-112	+0% $-163	+5% $-214	+10% $-265
Rent	-10% $-249	-5% $-206	+0% $-163	+5% $-120	+10% $-77
Rate	-1.0pp $-89	-0.5pp $-126	base $-163	+0.5pp $-202	+1.0pp $-241

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $148,000 Active 108 DOM
2. 2026-06-19
   days on market $148,000 Active 106 DOM
3. 2026-06-18
   days on market $148,000 Active 105 DOM
4. 2026-06-17
   days on market $148,000 Active 104 DOM
5. 2026-06-16
   days on market $148,000 Active 103 DOM
6. 2026-06-15
   days on market $148,000 Active 102 DOM
7. 2026-06-14
   days on market $148,000 Active 100 DOM
8. 2026-06-12
   days on market $148,000 Active 99 DOM
9. 2026-06-09
   days on market $148,000 Active 96 DOM
10. 2026-06-08
    days on market $148,000 Active 95 DOM
11. 2026-06-07
    days on market $148,000 Active 94 DOM
12. 2026-06-04
    days on market $148,000 Active 90 DOM
13. 2026-06-02
    days on market $148,000 Active 89 DOM
14. 2026-06-01
    days on market $148,000 Active 88 DOM
15. 2026-05-31
    days on market $148,000 Active 87 DOM
16. 2026-05-31
    days on market $148,000 Active 86 DOM
17. 2026-03-05
    listed $148,000 New 331-char remark

    Show marketing remark (331 chars)

    3 bedroom, 2 bath home in great condition in Twin City. Open living / kitchen area with breakfast bar / dining area at kitchen island. Carpet in 2 bedrooms, vinyl in the rest of home. New front and back decks. Home is within walking distance to ECI and only a few miles from George L Smith State Park. Property being sold AS IS.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,058
• − Mortgage interest: −$8,290
• − Property taxes: −$2,220
• − Insurance: −$740
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$4,305
• Taxable loss: −$4,587
• Est. tax savings @ 24.0%: +$1,101
• After-tax cash flow: $-857/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: Emanuel County
• NCES district ID: 1302040
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $31,771
• Composite: 23.21/100
• National rank: #7941
• State rank: #110 of 174 in GA

Livability — Twin City

• Score: 67/100
• State rank: #177
• US rank: #11168

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Twin City, GA
• Population (ZIP): 4,446

Population outlook (Emanuel County) Hauer SSP2

• Today (2025): 22,093 people
• By 2030: 21,595 · -2.3%
• By 2040: 20,343 · -7.9%
• By 2050: 18,759 · -15.1%
• By 2075: 14,327 · -35.2%
• By 2100: 8,496 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 32% Two or more races 5%
• Common ancestry: Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Emanuel

• 2024 margin: Solid R (+44.1) · D 27.8% · R 71.9%
• 2008→2024 swing: -19.4pp toward R · 2008: -24.8pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+38.6 2016: R+37.0 2012: R+26.9 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.54%
• Current HPI: 140.59
• 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

• 2026-03-05 Listed $148,000 GAMLS