667 Alston St · Richland, GA 31825

$64,999

3 bd · 1.0 ba · 1,513 sqft · SingleFamily public records · 138 Days on market

Built 1925 0.37 ac lot $43/sqft · 35% below area Est $100k · 35% under ↓ 35% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Opportunity - Solid 3BR/1BA home on approximately .37 acre This property has great bones and offers strong upside for a value-add renovation, including potential to add an additions. Roof leak and subfloor damage is limited to the rear of home only. Property is being sold as-is. Located in Historic Richland Georgia, with new construction homes being built within half of mile. Buyer to verify renovation scope, zoning, permits, and feasibility of any additions. Interior access at your own risk. BE CAREFUL WHILE VIEWING HOME!!

Key facts

• Value-add renovation
• 0.37 acre lot
• Built 1925

Tags

• FOUR-SIDED BRICK HOME
• VALUE-ADD RENOVATION
• HISTORIC RICHLAND GEORGIA
• NEW CONSTRUCTION HOMES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#410 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Stewart County (rural): math 35% / reading 26% proficiency, ranked #141 of 187 in GA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2 units permitted in Stewart County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Stewart County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $57,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1925 — 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: 1.53% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.21%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $100,406
• List price: $64,999
• Delta: -35.26%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Clements St	0.06mi	3/2.0	1,626 (+8%)	20mo	$106,500	$65	64
644 Broad St	0.14mi	2/2.0 (-1)	1,468 (-3%)	23mo	$100,000	$68	60

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

Projected returns pro-forma

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

5-year hold

• IRR: 28.4%
• Equity multiple: 2.61×
• Total profit: $29,300
• Equity at exit: $29,226

10-year hold

• IRR: 29.0%
• Equity multiple: 5.08×
• Total profit: $74,267
• Equity at exit: $45,041

Cash invested: $18,200 (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 31825

• Active inventory: 12
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $337

Break-even live

Break-even rent $569

Max offer price $64,999

Occupancy floor 61%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
348 Schley Dr Unit B2 Richland, GA	3.0	1.0	1100	$995	$0.90	21d	1	0.69mi
262 Schley Dr Apt F2 Richland, GA	3.0	1.0	1100	$995	$0.90	21d	1	0.72mi

Listing history 20 events

1. 2026-06-18
   days on market $64,999 Active 138 DOM
2. 2026-06-17
   days on market $64,999 Active 137 DOM
3. 2026-06-16
   days on market $64,999 Active 136 DOM
4. 2026-06-15
   days on market $64,999 Active 135 DOM
5. 2026-06-14
   days on market $64,999 Active 133 DOM
6. 2026-06-13
   days on market $64,999 Active 132 DOM
7. 2026-06-10
   days on market $64,999 Active 130 DOM
8. 2026-06-09
   days on market $64,999 Active 129 DOM
9. 2026-06-08
   days on market $64,999 Active 128 DOM
10. 2026-06-07
    days on market $64,999 Active 127 DOM
11. 2026-06-02
    days on market $64,999 Active 122 DOM
12. 2026-06-01
    days on market $64,999 Active 121 DOM
13. 2026-05-31
    days on market $64,999 Active 120 DOM
14. 2026-05-30
    days on market $64,999 Active 119 DOM
15. 2026-02-15
    price $64,999 538-char remark

    Show marketing remark (544 chars)

    Investor Opportunity – Solid 3BR/1BA home on approximately .37 acre This property has great bones and offers strong upside for a value-add renovation, including potential to add an additions. Roof leak and subfloor damage is limited to the rear of home only. Property is being sold as-is. Located in Historic Richland Georgia, with new construction homes being built within half of mile. Buyer to verify renovation scope, zoning, permits, and feasibility of any additions. Interior access at your own risk. BE CAREFUL WHILE VIEWING HOME!!

16. 2026-02-15
    price $64,999 544-char remark

    Show marketing remark (544 chars)

    Investor Opportunity – Solid 3BR/1BA home on approximately .37 acre This property has great bones and offers strong upside for a value-add renovation, including potential to add an additions. Roof leak and subfloor damage is limited to the rear of home only. Property is being sold as-is. Located in Historic Richland Georgia, with new construction homes being built within half of mile. Buyer to verify renovation scope, zoning, permits, and feasibility of any additions. Interior access at your own risk. BE CAREFUL WHILE VIEWING HOME!!

17. 2026-02-05
    price $79,999 544-char remark

    Show marketing remark (538 chars)

    Investor Opportunity - Solid 3BR/1BA home on approximately .37 acre This property has great bones and offers strong upside for a value-add renovation, including potential to add an additions. Roof leak and subfloor damage is limited to the rear of home only. Property is being sold as-is. Located in Historic Richland Georgia, with new construction homes being built within half of mile. Buyer to verify renovation scope, zoning, permits, and feasibility of any additions. Interior access at your own risk. BE CAREFUL WHILE VIEWING HOME!!

18. 2026-02-05
    price $79,999 538-char remark

    Show marketing remark (538 chars)

    Investor Opportunity - Solid 3BR/1BA home on approximately .37 acre This property has great bones and offers strong upside for a value-add renovation, including potential to add an additions. Roof leak and subfloor damage is limited to the rear of home only. Property is being sold as-is. Located in Historic Richland Georgia, with new construction homes being built within half of mile. Buyer to verify renovation scope, zoning, permits, and feasibility of any additions. Interior access at your own risk. BE CAREFUL WHILE VIEWING HOME!!

19. 2026-01-31
    listed $99,999 New 538-char remark

    Show marketing remark (544 chars)

    Investor Opportunity – Solid 3BR/1BA home on approximately .37 acre This property has great bones and offers strong upside for a value-add renovation, including potential to add an additions. Roof leak and subfloor damage is limited to the rear of home only. Property is being sold as-is. Located in Historic Richland Georgia, with new construction homes being built within half of mile. Buyer to verify renovation scope, zoning, permits, and feasibility of any additions. Interior access at your own risk. BE CAREFUL WHILE VIEWING HOME!!

20. 2026-01-31
    listed $99,999 Active 544-char remark

    Show marketing remark (544 chars)

    Investor Opportunity – Solid 3BR/1BA home on approximately .37 acre This property has great bones and offers strong upside for a value-add renovation, including potential to add an additions. Roof leak and subfloor damage is limited to the rear of home only. Property is being sold as-is. Located in Historic Richland Georgia, with new construction homes being built within half of mile. Buyer to verify renovation scope, zoning, permits, and feasibility of any additions. Interior access at your own risk. BE CAREFUL WHILE VIEWING HOME!!

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,940
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$1,891
• Taxable income: $3,198
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $3,275/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: Stewart County
• NCES district ID: 1304590
• Math proficiency: 35% ▲ 9.00%
• Reading proficiency: 26% ▲ 8.00%
• Median HH income: $26,971
• Composite: 27.25/100
• National rank: #12434
• State rank: #141 of 187 in GA

Livability — Richland

• Score: 59/100
• State rank: #410
• US rank: #20252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richland, GA
• Population (ZIP): 2,733

Population outlook (Stewart County) Hauer SSP2

• Today (2025): 5,873 people
• By 2030: 6,241 · +6.3%
• By 2040: 6,569 · +11.9%
• By 2050: 6,461 · +10.0%
• By 2075: 5,819 · -0.9%
• By 2100: 5,086 · -13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 58% White 32% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Slovak 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Stewart

• 2024 margin: D (+16.3) · D 58.0% · R 41.8%
• 2008→2024 swing: -8.5pp toward R · 2008: 24.8pp · 2024: 16.3pp
• All cycles: 2024: D+16.3 2020: D+19.1 2016: D+20.2 2012: D+27.6 2008: D+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-35.0% since first listed

6 events — show timeline

• 2026-02-15 Price Changed $64,999 GAMLS
• 2026-02-15 Price Changed $64,999 FMLS
• 2026-02-05 Price Changed $79,999 FMLS
• 2026-02-05 Price Changed $79,999 GAMLS
• 2026-01-31 Listed $99,999 FMLS
• 2026-01-31 Listed $99,999 GAMLS

Property tax history

-5.3%/yr

Latest (2025): $130 · +3.9% YoY. Source: county tax records.