219 New St · Roberta, GA 31078

$119,000

3 bd · 2.0 ba · 1,731 sqft · SingleFamily · 25 Days on market

Built 1960 Fair condition 2.17 ac lot $69/sqft · 9% below area Est $131k · 9% under

---

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 +20.1/30.0
• ARV discount +11.7/15.0
• DSCR +6.4/10.0
• Appreciation +5.6/10.0
• 1% rule +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Opportunity is knocking in Roberta! This 3-bedroom, 2-bath brick ranch is full of potential and ready for the right buyer to bring it back to life. Sitting on a spacious double lot, there's plenty of room to roam. The durable metal roof is already in place, giving you a solid start on your renovation journey. Inside, you'll find a functional layout just waiting for your personal touch and updates to make it truly shine. Whether you're an investor or a buyer looking to customize your own home, this property is a rare find with endless possibilities. Don't miss your chance to turn this hidden gem into something special! AS-IS Sale.

Key facts

• Metal roof
• Double lot
• 2.17 acre lot

Tags

• DOUBLE LOT
• METAL ROOF

Property features AI

Finance

• Other: As-is sale; Listing accepts cash and conventional financing
• HOA & community: No HOA

Exterior

• Parking: Carport; 2 parking spaces
• Utilities: Public water; Public sewer; Electricity available; Sewer available
• Home design: Single-family residence; House; Residential property; Fixer condition; Built in 1960
• Construction: Brick construction; Metal roof
• Exterior features: Level lot; Wooded vegetation

Interior

• Kitchen: Cooktop; Oven; Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Den; Family room; Concrete basement
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#140 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Crawford County (rural): math 20% / reading 29% proficiency, ranked #127 of 174 in GA (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Crawford County Elementary (math 29% / reading 31%, grade F, #627 of 1,228 statewide, top 51%, 318 students, 70% FRL); Crawford County Middle School (math 14% / reading 31%, grade F, #327 of 470 statewide, top 70%, 389 students, 63% FRL); Crawford County High School (math 12% / reading 15%, grade F, #325 of 424 statewide, top 78%, 493 students, 60% FRL).
• Market conditions: 22 active listings in the ZIP; 43 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($823 loan paydown + $1k appreciation (1.1% local appreciation)).
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($117k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $117,215 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $131,368
• List price: $119,000
• Delta: -9.41%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 High Point Rd	0.55mi	3/2.0	1,751 (+1%)	24mo	$105,000	$60	53
85 W Agency St	0.55mi	2/2.0 (-1)	1,808 (+4%)	16mo	$47,500	$26	48

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

Projected returns pro-forma

1.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.37×
• Total profit: $12,217
• Equity at exit: $41,253

10-year hold

• IRR: 11.2%
• Equity multiple: 2.38×
• Total profit: $45,872
• Equity at exit: $55,310

Cash invested: $33,320 (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 31078

• Home prices YoY: 0.9%
• Active inventory: 22
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $147

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 83%

Sensitivity live

Price	-10% $230	-5% $188	+0% $147	+5% $106	+10% $65
Rent	-10% $50	-5% $99	+0% $147	+5% $196	+10% $244
Rate	-1.0pp $207	-0.5pp $178	base $147	+0.5pp $116	+1.0pp $85

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-03
   status $119,000 Under Contract 25 DOM
2. 2026-06-02
   days on market $119,000 Active 25 DOM

   Show marketing remark (638 chars)

   Opportunity is knocking in Roberta! This 3-bedroom, 2-bath brick ranch is full of potential and ready for the right buyer to bring it back to life. Sitting on a spacious double lot, there's plenty of room to roam. The durable metal roof is already in place, giving you a solid start on your renovation journey. Inside, you'll find a functional layout just waiting for your personal touch and updates to make it truly shine. Whether you're an investor or a buyer looking to customize your own home, this property is a rare find with endless possibilities. Don't miss your chance to turn this hidden gem into something special! AS-IS Sale.

3. 2026-06-01
   days on market $119,000 Active 24 DOM
4. 2026-05-31
   days on market $119,000 Active 23 DOM
5. 2026-05-30
   days on market $119,000 Active 22 DOM
6. 2026-05-05
   status Under Contract 625-char remark

   Show marketing remark (638 chars)

   Opportunity is knocking in Roberta! This 3-bedroom, 2-bath brick ranch is full of potential and ready for the right buyer to bring it back to life. Sitting on a spacious double lot, there's plenty of room to roam. The durable metal roof is already in place, giving you a solid start on your renovation journey. Inside, you'll find a functional layout just waiting for your personal touch and updates to make it truly shine. Whether you're an investor or a buyer looking to customize your own home, this property is a rare find with endless possibilities. Don't miss your chance to turn this hidden gem into something special! AS-IS Sale.

7. 2026-05-05
   historical Active Under Contract 625-char remark

   Show marketing remark (638 chars)

   Opportunity is knocking in Roberta! This 3-bedroom, 2-bath brick ranch is full of potential and ready for the right buyer to bring it back to life. Sitting on a spacious double lot, there's plenty of room to roam. The durable metal roof is already in place, giving you a solid start on your renovation journey. Inside, you'll find a functional layout just waiting for your personal touch and updates to make it truly shine. Whether you're an investor or a buyer looking to customize your own home, this property is a rare find with endless possibilities. Don't miss your chance to turn this hidden gem into something special! AS-IS Sale.

8. 2026-04-24
   listed $119,000 Active 625-char remark

   Show marketing remark (638 chars)

   Opportunity is knocking in Roberta! This 3-bedroom, 2-bath brick ranch is full of potential and ready for the right buyer to bring it back to life. Sitting on a spacious double lot, there's plenty of room to roam. The durable metal roof is already in place, giving you a solid start on your renovation journey. Inside, you'll find a functional layout just waiting for your personal touch and updates to make it truly shine. Whether you're an investor or a buyer looking to customize your own home, this property is a rare find with endless possibilities. Don't miss your chance to turn this hidden gem into something special! AS-IS Sale.

9. 2026-04-23
   listed $119,000 New 625-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,730
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,462
• Taxable loss: −$135
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $1,800/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath brick ranch requires moderate renovations to update the kitchen and exterior, but presents a solid investment opportunity with potential for significant value appreciation.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major kitchen flooring — dated and in poor condition
• Minor landscaping — overgrown bushes and grass

Value-add opportunities

• Both update kitchen cabinets and flooring — modernizing the kitchen would significantly improve both resale and rental value
• Both landscape and paint exterior — improving curb appeal would attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
kitchen flooring · dated and in poor condition	Major	$15,000–50,000
landscaping · overgrown bushes and grass	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both update kitchen cabinets and flooring — modernizing the kitchen would significantly improve both resale and rental value ↑
• Both landscape and paint exterior — improving curb appeal would attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Crawford County
• NCES district ID: 1301530
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $39,974
• Composite: 20.65/100
• National rank: #8539
• State rank: #127 of 174 in GA

Livability — Roberta

• Score: 68/100
• State rank: #140
• US rank: #9490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roberta, GA
• Population (ZIP): 3,430

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 11,794 people
• By 2030: 11,347 · -3.8%
• By 2040: 10,328 · -12.4%
• By 2050: 9,256 · -21.5%
• By 2075: 7,817 · -33.7%
• By 2100: 7,039 · -40.3%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: White 49% Black 48% Two or more races 3%
• Common ancestry: Italian 1% Slovak 1%
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+49.8) · D 24.9% · R 74.8%
• 2008→2024 swing: -20.7pp toward R · 2008: -29.1pp · 2024: -49.8pp
• All cycles: 2024: R+49.8 2020: R+46.1 2016: R+42.9 2012: R+32.5 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.10%
• Current HPI: 123.3291
• 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

+0.0% since first listed

8 events — show timeline

• 2026-06-02 Pending — GAMLS
• 2026-06-02 Contingent — MGMLS
• 2026-05-19 Relisted — GAMLS
• 2026-05-19 Relisted — MGMLS
• 2026-05-05 Pending — GAMLS
• 2026-05-05 Contingent — MGMLS
• 2026-04-24 Listed $119,000 MGMLS
• 2026-04-23 Listed $119,000 GAMLS