214 Campbell St · Elberton, GA 30635

$119,900

3 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 744 Days on market

Built 1917 0.71 ac lot $85/sqft · 27% below area Est $165k · 27% under

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Why this score? — see what drove the B+ 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 +26.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• 1% rule +6.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Home plus two additional lots zoned for duplexes (R2). Investor special, package deal perfect for a portfolio of rental units located in-town Elberton. New windows and front door on the home. No known leaks or defects. Water and sewer, lots currently zoned B1 (Business/Commercial). City is transitioning them to R2, multi family (duplex). Each lot is flat and approximately one quarter acre. Great location. Buyer to verify.

Key facts

• Flat lots
• New windows
• 0.71 acre lot

Tags

• NEW WINDOWS
• FLAT LOTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.6% in Elberton — 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 60/100 on livability (#375 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools F, crime F, amenities F.
• Elbert County (rural): math 26% / reading 25% proficiency, ranked #124 of 174 in GA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 183 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 77 units permitted in Elbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Elbert County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 744 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 744 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.11% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (median comp): $164,885
• List price: $119,900
• Delta: -27.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 E Church St	0.28mi	3/1.0	1,368 (-3%)	10mo	$150,000	$110	73
122 Parkwood Dr	0.36mi	3/1.0	1,336 (-6%)	2mo	$151,500	$113	72
123 S Mcintosh St	0.53mi	2/1.0 (-1)	1,460 (+3%)	14mo	$168,000	$115	54
1025 Evergreen Dr	0.51mi	4/2.0 (+1)	1,534 (+8%)	1mo	$33,000	$22	52
117 Burke St	0.34mi	4/2.5 (+1)	1,300 (-8%)	12mo	$172,000	$132	50
349 Cook St	0.72mi	3/2.0	1,528 (+8%)	1mo	$80,000	$52	48
318 E Tate St	0.55mi	3/1.5	1,540 (+9%)	11mo	$212,500	$138	48
116 Brookside Dr	0.35mi	2/1.0 (-1)	1,275 (-10%)	17mo	$153,000	$120	48
123 Park St	0.62mi	3/2.0	1,529 (+8%)	13mo	$210,000	$137	43

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 3.57×
• Total profit: $86,232
• Equity at exit: $108,015

10-year hold

• IRR: 28.4%
• Equity multiple: 8.07×
• Total profit: $237,345
• Equity at exit: $232,939

Cash invested: $33,572 (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 30635

• Home prices YoY: 4.1%
• Active inventory: 183
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $329

Break-even live

Break-even rent $909

Max offer price $119,900

Occupancy floor 70%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
838 Lincoln Ave Elberton, GA	3.0	1.0	1175	$1,500	$1.28	2d	1	0.58mi
102 Hillside Way Elberton, GA	2.0	1.0	929	$950	$1.02	2d	1	1.00mi

Listing history 20 events

1. 2026-06-19
   days on market $119,900 Active 744 DOM
2. 2026-06-18
   days on market $119,900 Active 743 DOM
3. 2026-06-17
   days on market $119,900 Active 742 DOM
4. 2026-06-16
   days on market $119,900 Active 741 DOM
5. 2026-06-15
   days on market $119,900 Active 740 DOM
6. 2026-06-14
   days on market $119,900 Active 738 DOM
7. 2026-06-13
   days on market $119,900 Active 737 DOM
8. 2026-06-10
   days on market $119,900 Active 735 DOM
9. 2026-06-09
   days on market $119,900 Active 734 DOM
10. 2026-06-08
    days on market $119,900 Active 733 DOM
11. 2026-06-07
    days on market $119,900 Active 732 DOM
12. 2026-06-02
    days on market $119,900 Active 727 DOM
13. 2026-06-01
    days on market $119,900 Active 726 DOM
14. 2026-05-31
    days on market $119,900 Active 725 DOM
15. 2026-05-30
    days on market $119,900 Active 724 DOM
16. 2025-12-24
    historical
17. 2025-08-04
    price $119,900 425-char remark

    Show marketing remark (425 chars)

    Home plus two additional lots zoned for duplexes (R2). Investor special, package deal perfect for a portfolio of rental units located in-town Elberton. New windows and front door on the home. No known leaks or defects. Water and sewer, lots currently zoned B1 (Business/Commercial). City is transitioning them to R2, multi family (duplex). Each lot is flat and approximately one quarter acre. Great location. Buyer to verify.

18. 2025-04-07
    price $130,000 425-char remark

    Show marketing remark (425 chars)

    Home plus two additional lots zoned for duplexes (R2). Investor special, package deal perfect for a portfolio of rental units located in-town Elberton. New windows and front door on the home. No known leaks or defects. Water and sewer, lots currently zoned B1 (Business/Commercial). City is transitioning them to R2, multi family (duplex). Each lot is flat and approximately one quarter acre. Great location. Buyer to verify.

19. 2024-06-04
    listed $140,000 New 425-char remark

    Show marketing remark (425 chars)

    Home plus two additional lots zoned for duplexes (R2). Investor special, package deal perfect for a portfolio of rental units located in-town Elberton. New windows and front door on the home. No known leaks or defects. Water and sewer, lots currently zoned B1 (Business/Commercial). City is transitioning them to R2, multi family (duplex). Each lot is flat and approximately one quarter acre. Great location. Buyer to verify.

20. 2024-05-06
    listed $119,900 Active

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$630/yr (+$52/mo · 133.1%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,912
• − Mortgage interest: −$6,716
• − Property taxes: −$473
• − Insurance: −$600
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$3,488
• Taxable income: $2,089
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $3,451/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: Elbert County
• NCES district ID: 1302010
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $34,498
• Composite: 21.0/100
• National rank: #8458
• State rank: #124 of 174 in GA

Livability — Elberton

• Score: 60/100
• State rank: #375
• US rank: #19001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elberton, GA
• Population (ZIP): 15,107

Population outlook (Elbert County) Hauer SSP2

• Today (2025): 17,648 people
• By 2030: 16,675 · -5.5%
• By 2040: 14,631 · -17.1%
• By 2050: 12,632 · -28.4%
• By 2075: 8,704 · -50.7%
• By 2100: 5,958 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Black 29% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Elbert

• 2024 margin: Solid R (+43.4) · D 28.2% · R 71.5%
• 2008→2024 swing: -25.3pp toward R · 2008: -18.1pp · 2024: -43.4pp
• All cycles: 2024: R+43.4 2020: R+36.5 2016: R+34.9 2012: R+20.6 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.03%
• Current HPI: 332.46
• 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

5 events — show timeline

• 2025-12-24 Listing Removed — Hive MLS
• 2025-08-04 Price Changed $119,900 GAMLS
• 2025-04-07 Price Changed $130,000 GAMLS
• 2024-06-04 Listed $140,000 GAMLS
• 2024-05-06 Listed $119,900 Hive MLS

Property tax history

+2.9%/yr

Latest (2025): $473 · +6.9% YoY. Source: county tax records.