4881 Highway 48 · Menlo, GA 30731

$89,900

2 bd · 1.0 ba · 918 sqft · SingleFamily public records · 136 Days on market

Built 1967 0.85 ac lot ↓ 14% since listing

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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 +24.2/30.0
• 1% rule +8.3/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Rural Fixer-Upper with Investment Potential in Menlo! This 2 bedroom, 1 bathroom home is being sold AS-IS. Property features a covered porch and sits on a spacious lot offering privacy and a quiet rural setting. Cash or conventional financing only. Bring your vision and reimagine the potential this property offers!

Key facts

• Covered porch
• Quiet rural setting
• Spacious lot

Tags

• COVERED PORCH
• SPACIOUS LOT
• QUIET RURAL SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#313 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Chattooga County (rural): math 18% / reading 26% proficiency, ranked #140 of 174 in GA (top 80%) — 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: Leroy Massey Elementary School (math 13% / reading 18%, grade F, #973 of 1,228 statewide, top 80%, 814 students, 83% FRL); Summerville Middle School (math 12% / reading 23%, grade F, #377 of 470 statewide, top 81%, 384 students, 80% FRL); Chattooga High School (math 17% / reading 32%, grade F, #184 of 424 statewide, top 48%, 713 students, 65% FRL).
• Market conditions: 46 active listings in the ZIP; 2 units permitted in Chattooga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $4k appreciation (4.8% local appreciation)).
• Chattooga County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is D 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?
9. 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.
10. 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.
11. 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: 1.33% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.06×
• Total profit: $26,803
• Equity at exit: $49,641

10-year hold

• IRR: 17.4%
• Equity multiple: 4.01×
• Total profit: $75,730
• Equity at exit: $84,614

Cash invested: $25,172 (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 30731

• Home prices YoY: 1.7%
• Active inventory: 46
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$257 /mo · $3,084/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $112

Break-even live

Break-even rent $1,054

Max offer price $89,900

Occupancy floor 86%

Sensitivity live

Price	-10% $163	-5% $138	+0% $112	+5% $87	+10% $62
Rent	-10% $18	-5% $65	+0% $112	+5% $160	+10% $207
Rate	-1.0pp $158	-0.5pp $135	base $112	+0.5pp $89	+1.0pp $65

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $89,900 Active 136 DOM
2. 2026-06-19
   days on market $89,900 Active 134 DOM
3. 2026-06-18
   days on market $89,900 Active 133 DOM
4. 2026-06-17
   days on market $89,900 Active 132 DOM
5. 2026-06-16
   days on market $89,900 Active 131 DOM
6. 2026-06-15
   days on market $89,900 Active 130 DOM
7. 2026-06-14
   days on market $89,900 Active 128 DOM
8. 2026-06-13
   days on market $89,900 Active 127 DOM
9. 2026-06-10
   days on market $89,900 Active 125 DOM
10. 2026-06-09
    days on market $89,900 Active 124 DOM
11. 2026-06-08
    days on market $89,900 Active 123 DOM
12. 2026-06-07
    days on market $89,900 Active 122 DOM
13. 2026-06-05
    days on market $89,900 Active 119 DOM
14. 2026-06-03
    days on market $89,900 Active 118 DOM
15. 2026-06-02
    days on market $89,900 Active 117 DOM
16. 2026-06-01
    days on market $89,900 Active 116 DOM
17. 2026-05-31
    days on market $89,900 Active 115 DOM
18. 2026-05-30
    days on market $89,900 Active 114 DOM
19. 2026-02-20
    price $89,900 316-char remark

    Show marketing remark (316 chars)

    Rural Fixer-Upper with Investment Potential in Menlo! This 2 bedroom, 1 bathroom home is being sold AS-IS. Property features a covered porch and sits on a spacious lot offering privacy and a quiet rural setting. Cash or conventional financing only. Bring your vision and reimagine the potential this property offers!

20. 2026-02-15
    price $97,900 316-char remark

    Show marketing remark (316 chars)

    Rural Fixer-Upper with Investment Potential in Menlo! This 2 bedroom, 1 bathroom home is being sold AS-IS. Property features a covered porch and sits on a spacious lot offering privacy and a quiet rural setting. Cash or conventional financing only. Bring your vision and reimagine the potential this property offers!

21. 2026-02-03
    listed $104,900 New 316-char remark

    Show marketing remark (316 chars)

    Rural Fixer-Upper with Investment Potential in Menlo! This 2 bedroom, 1 bathroom home is being sold AS-IS. Property features a covered porch and sits on a spacious lot offering privacy and a quiet rural setting. Cash or conventional financing only. Bring your vision and reimagine the potential this property offers!

ⓘ 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: $3,084 · $257/mo
• Projected year-2 tax: $3,084 · $257/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $14,351
• − Mortgage interest: −$5,036
• − Property taxes: −$3,084
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,615
• Taxable income: $73
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $1,332/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: Chattooga County
• NCES district ID: 1301080
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $33,123
• Composite: 17.93/100
• National rank: #8996
• State rank: #140 of 174 in GA

Livability — Menlo

• Score: 62/100
• State rank: #313
• US rank: #16971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,450

Population outlook (Chattooga County) Hauer SSP2

• Today (2025): 23,451 people
• By 2030: 22,595 · -3.7%
• By 2040: 20,808 · -11.3%
• By 2050: 19,079 · -18.6%
• By 2075: 15,131 · -35.5%
• By 2100: 10,904 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Italian 8% Romanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Chattooga

• 2024 margin: Solid R (+64.2) · D 17.7% · R 81.9%
• 2008→2024 swing: -28.4pp toward R · 2008: -35.8pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+61.8 2016: R+58.8 2012: R+41.3 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.76%
• Current HPI: 284.6453
• 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

-14.3% since first listed

3 events — show timeline

• 2026-02-20 Price Changed $89,900 GAMLS
• 2026-02-15 Price Changed $97,900 GAMLS
• 2026-02-03 Listed $104,900 GAMLS

Property tax history

+9.0%/yr

Latest (2025): $3,084 · +5.5% YoY. Source: county tax records.