1321 Old Epworth Rd · Epworth, GA 30541

$202,960

4 bd · 2.5 ba · 1,937 sqft · SingleFamily public records · 127 Days on market

Built 1974 1.17 ac lot $105/sqft · 39% below area Est $319k · 36% under

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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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Appreciation +5.0/10.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 1.17 acre lot
• 2 garage spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $203k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (15.2% below list).
• Recommended offer: $172k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 1.1% in Epworth — 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 61/100 on livability (#354 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, employment B+; Watch: health & safety C-, schools F, amenities F.
• Fannin County (rural): math 40% / reading 39% proficiency, ranked #51 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 active listings in the ZIP; 375 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $28 appreciation (0.0% local appreciation)).
• At projected returns (0.0% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $37k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $203k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,124 (15.2% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 0.85% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (median comp): $319,467
• List price: $202,960
• Delta: -36.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Brookwood Dr	0.25mi	3/3.0 (-1)	1,680 (-13%)	18mo	$575,000	$342	44
51 Ocoee Trl	0.72mi	3/2.0 (-1)	1,728 (-11%)	6mo	$295,000	$171	36

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

Projected returns pro-forma

0.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.06×
• Total profit: $3,375
• Equity at exit: $59,072

10-year hold

• IRR: 6.7%
• Equity multiple: 1.73×
• Total profit: $41,287
• Equity at exit: $71,119

Cash invested: $56,829 (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 30541

• Home prices YoY: 0.0%
• Active inventory: 47
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$1,064
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $146

Break-even live

Break-even rent $1,537

Max offer price $202,960

Occupancy floor 87%

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: $50,740
• Closing costs: $6,089
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $202,960 Active 127 DOM
2. 2026-06-17
   days on market $202,960 Active 126 DOM
3. 2026-06-16
   days on market $202,960 Active 125 DOM
4. 2026-06-15
   days on market $202,960 Active 124 DOM
5. 2026-06-14
   days on market $202,960 Active 122 DOM
6. 2026-06-13
   days on market $202,960 Active 121 DOM
7. 2026-06-10
   days on market $202,960 Active 119 DOM
8. 2026-06-09
   days on market $202,960 Active 118 DOM
9. 2026-06-08
   days on market $202,960 Active 117 DOM
10. 2026-06-07
    days on market $202,960 Active 116 DOM
11. 2026-06-05
    days on market $202,960 Active 113 DOM
12. 2026-06-03
    days on market $202,960 Active 112 DOM
13. 2026-06-02
    days on market $202,960 Active 111 DOM
14. 2026-06-01
    days on market $202,960 Active 110 DOM
15. 2026-05-31
    days on market $202,960 Active 109 DOM
16. 2026-05-31
    pricedays on market $202,960 Active 108 DOM
17. 2026-02-11
    listed $240,028 Active 249-char remark

    Show marketing remark (249 chars)

    Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

18. 2025-01-24
    historical
19. 2024-07-24
    listed $399,000 Active
20. 2024-07-24
    listed $399,000 New
21. 2020-06-16
    soldstatus $135,000
22. 2020-06-12
    soldstatus $135,000
23. 2020-01-22
    listed $165,600
24. 2005-01-14
    soldstatus $115,500

ⓘ 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: $784 · $65/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$1,084/yr (+$90/mo · 138.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,655
• − Mortgage interest: −$11,369
• − Property taxes: −$784
• − Insurance: −$1,015
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$5,904
• Taxable loss: −$1,721
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $2,160/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: Fannin County
• NCES district ID: 1302100
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $37,693
• Composite: 32.92/100
• National rank: #5597
• State rank: #51 of 174 in GA

Livability — Epworth

• Score: 61/100
• State rank: #354
• US rank: #18176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Epworth, GA
• Population (ZIP): 2,127

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 25,218 people
• By 2030: 25,519 · +1.2%
• By 2040: 25,548 · +1.3%
• By 2050: 25,008 · -0.8%
• By 2075: 23,359 · -7.4%
• By 2100: 20,129 · -20.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Slovak 4% Romanian 1% Lithuanian 1%
• Foreign-born: 7%
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+64.8) · D 17.4% · R 82.2%
• 2008→2024 swing: -15.7pp toward R · 2008: -49.1pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+64.6 2016: R+65.5 2012: R+58.2 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.01%
• Current HPI: 310.9653
• 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

+107.8% since first listed

8 events — show timeline

• 2026-02-11 Listed $240,028 MGMLS
• 2025-01-24 Listing Removed — GAMLS
• 2024-07-24 Listed $399,000 GAMLS
• 2024-07-24 Listed $399,000 NEGBOR
• 2020-06-16 Sold (Public Records) $135,000 Public Records
• 2020-06-12 Sold (MLS) $135,000 NEGBOR
• 2020-01-22 Listed $165,600 NEGBOR
• 2005-01-14 Sold (Public Records) $115,500 Public Records

Property tax history

+0.4%/yr

Latest (2025): $784 · -1.0% YoY. Source: county tax records.