311 Folk Ave · Woodbury, GA 30293

$230,000

3 bd · 2.0 ba · 1,499 sqft · SingleFamily public records · 16 Days on market

Built 1947 6,098 sqft lot Est $258k · 11% 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 +15.2/30.0
• ARV discount +12.4/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Welcome to 311 Folk Ave, Woodbury, GA - a beautifully renovated 4-bedroom, 2-bathroom home nestled in the heart of charming downtown Woodbury. Renovated approximately three years ago, this home showcases thoughtful updates throughout, including Formica countertops, higher-end LVP flooring, and fresh, neutral paint selections. The kitchen is both functional and inviting, featuring recessed lighting and coming fully equipped with a refrigerator, dishwasher, and electric stove-all included with the home. A decorative double-sided fireplace creates a warm focal point, shared between the dining area and living room, adding character and charm to the main living spaces. Throughout the home, ceili

Key facts

• 6,098 sq ft lot
• Built 1947
• Listed 15 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-family house; One level; Resale property
• Construction: Built in 1947; Wood, aluminum, and vinyl siding; Other roof material
• Exterior features: Patio; Fenced yard

Interior

• Kitchen: Dishwasher; Refrigerator; Other kitchen features
• Bedrooms: 4 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Cooling system: Other
• Interior features: Walk-in closet(s); Fireplace (1)
• Laundry & utility: Laundry features (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $79 ($949/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 $214k (6.8% below list).
• Recommended offer: $214k (6.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#431 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Meriwether County (rural): math 18% / reading 22% proficiency, ranked #144 of 174 in GA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Manchester Middle School (math 20% / reading 26%, grade F, #321 of 470 statewide, top 69%, 313 students, 96% FRL); Manchester High School (math 24% / reading 37%, grade F, #128 of 424 statewide, top 30%, 403 students, 96% FRL) — zoned schools average 96% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 180 units permitted in Meriwether County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Meriwether 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 $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $192k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,303 (6.8% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $257,828
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Dromedary St	0.05mi	3/1.0	1,460 (-3%)	3mo	$157,000	$108	87
126 Durand St	0.02mi	3/2.0	1,540 (+3%)	14mo	$272,900	$177	83
212 Durand St	0.03mi	2/1.5 (-1)	1,650 (+10%)	2mo	$310,000	$188	74
178 Bray St	0.60mi	3/1.0	1,488 (-1%)	7mo	$35,000	$24	61
78 Willow Dr	0.15mi	2/2.0 (-1)	1,710 (+14%)	7mo	$155,000	$91	59
112 Holly Ln	0.68mi	4/2.0 (+1)	1,504 (+0%)	6mo	$277,000	$184	58
44 Holly Ln	0.73mi	4/2.0 (+1)	1,504 (+0%)	4mo	$277,000	$184	57
155 Baker St	0.66mi	3/2.0	1,456 (-3%)	16mo	$251,000	$172	51
182 Flat Shoals Rd	0.43mi	3/2.0	1,678 (+12%)	18mo	$165,000	$98	45
150 Flat Shoals Rd	0.39mi	2/1.0 (-1)	1,380 (-8%)	22mo	$149,900	$109	41
191 Baker St	0.70mi	3/2.0	1,300 (-13%)	7mo	$265,000	$204	39
70 Pine St	0.55mi	2/1.0 (-1)	1,325 (-12%)	22mo	$133,000	$100	28

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: 25.3%
• Equity multiple: 3.02×
• Total profit: $130,346
• Equity at exit: $207,202

10-year hold

• IRR: 22.3%
• Equity multiple: 6.90×
• Total profit: $379,982
• Equity at exit: $446,839

Cash invested: $64,400 (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 30293

• Home prices YoY: 14.5%
• Active inventory: 23
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,143 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$312 /mo · $3,744/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $79

Break-even live

Break-even rent $2,043

Max offer price $230,000

Occupancy floor 91%

Sensitivity live

Price	-10% $209	-5% $144	+0% $79	+5% $14	+10% $-51
Rent	-10% $-90	-5% $-6	+0% $79	+5% $164	+10% $248
Rate	-1.0pp $195	-0.5pp $138	base $79	+0.5pp $19	+1.0pp $-41

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $230,000 Active 16 DOM
2. 2026-06-18
   statusdays on market $230,000 Active 15 DOM
3. 2026-06-17
   days on market $230,000 New 14 DOM
4. 2026-06-16
   days on market $230,000 New 13 DOM
5. 2026-06-15
   days on market $230,000 New 12 DOM
6. 2026-06-14
   days on market $230,000 New 10 DOM
7. 2026-06-12
   days on market $230,000 New 9 DOM
8. 2026-06-09
   days on market $230,000 New 6 DOM
9. 2026-06-08
   days on market $230,000 New 5 DOM
10. 2026-06-07
    days on market $230,000 New 4 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $230,000 New 1 DOM

ⓘ 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: $3,744 · $312/mo
• Projected year-2 tax: $3,744 · $312/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $25,716
• − Mortgage interest: −$12,884
• − Property taxes: −$3,744
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − Depreciation: −$6,691
• Taxable loss: −$2,866
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $1,636/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: Meriwether County
• NCES district ID: 1303630
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $36,287
• Composite: 16.59/100
• National rank: #9175
• State rank: #144 of 174 in GA

Livability — Woodbury

• Score: 58/100
• State rank: #431
• US rank: #20989

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: Woodbury, GA
• Population (ZIP): 2,178

Population outlook (Meriwether County) Hauer SSP2

• Today (2025): 19,554 people
• By 2030: 18,482 · -5.5%
• By 2040: 16,204 · -17.1%
• By 2050: 14,030 · -28.2%
• By 2075: 9,539 · -51.2%
• By 2100: 6,136 · -68.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 36% Two or more races 3%
• Common ancestry: Slovak 2% Serbian 1%

Political lean MEDSL · Meriwether

• 2024 margin: Strong R (+25.5) · D 37.1% · R 62.6%
• 2008→2024 swing: -20.0pp toward R · 2008: -5.4pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+20.6 2016: R+15.4 2012: R+5.7 2008: R+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.71%
• Current HPI: 328.5122
• 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

+360.0% since first listed

5 events — show timeline

• 2026-06-04 Listed $230,000 GAMLS
• 2026-06-03 Coming Soon $230,000 GAMLS
• 2023-07-26 Sold (Public Records) $191,920 Public Records
• 2023-06-07 Sold (Public Records) $190,000 Public Records
• 2013-10-30 Sold (Public Records) $50,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $3,744 · +20.1% YoY. Source: county tax records.