622 Scoggins St · Summerville, GA 30747

$80,000

3 bd · 1.5 ba · 1,136 sqft · SingleFamily public records · 271 Days on market

Built 1978 0.41 ac lot $70/sqft · 49% below area Est $156k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in a peaceful neighborhood ,this charming fixer-upper features a lovely. spacious Yard. Its a blank canvas for customization all while offering tranquillity and comfort

Key facts

• Spacious yard
• 0.41 acre lot
• Parking

Tags

• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.4% in Summerville — 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 (#364 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: amenities F, commute F, employment 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: 116 active listings in the ZIP; 2 units permitted in Chattooga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Chattooga County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 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: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 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 1978 — 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: 1.32% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.84%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

• ARV (median comp): $156,074
• List price: $80,000
• Delta: -48.74%
• 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
94 Orchard Rd	0.59mi	3/2.0	1,144 (+1%)	3mo	$205,000	$179	67
31 Bittings Ave	0.38mi	3/2.0	1,216 (+7%)	8mo	$237,000	$195	62
141 Bittings Ave	0.28mi	2/2.0 (-1)	1,234 (+9%)	9mo	$45,000	$36	58
387 Fourth St	0.66mi	3/1.0	1,104 (-3%)	17mo	$95,000	$86	48
46 Megginson Dr	0.47mi	2/1.0 (-1)	982 (-14%)	1mo	$152,000	$155	48
297 Farrar Dr	0.64mi	3/1.5	1,229 (+8%)	11mo	$115,000	$94	47
400 Fourth St	0.71mi	2/1.0 (-1)	1,174 (+3%)	13mo	$90,000	$77	44
5 Megginson Dr	0.46mi	3/2.0	972 (-14%)	20mo	$163,000	$168	36
5 Megginson Dr	0.46mi	3/2.0	972 (-14%)	20mo	$163,000	$168	36

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: 9.3%
• Equity multiple: 1.37×
• Total profit: $8,227
• Equity at exit: $11,928

10-year hold

• IRR: 18.5%
• Equity multiple: 2.54×
• Total profit: $34,405
• Equity at exit: $6,917

Cash invested: $22,400 (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 30747

• Home prices YoY: -11.0%
• Active inventory: 116
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $333

Break-even live

Break-even rent $634

Max offer price $80,000

Occupancy floor 63%

Sensitivity live

Price	-10% $378	-5% $356	+0% $333	+5% $310	+10% $288
Rent	-10% $250	-5% $291	+0% $333	+5% $375	+10% $416
Rate	-1.0pp $373	-0.5pp $353	base $333	+0.5pp $312	+1.0pp $291

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $80,000 Active 271 DOM
2. 2026-06-19
   days on market $80,000 Active 269 DOM
3. 2026-06-18
   days on market $80,000 Active 268 DOM
4. 2026-06-17
   days on market $80,000 Active 267 DOM
5. 2026-06-16
   days on market $80,000 Active 266 DOM
6. 2026-06-15
   days on market $80,000 Active 265 DOM
7. 2026-06-14
   days on market $80,000 Active 263 DOM
8. 2026-06-13
   days on market $80,000 Active 262 DOM
9. 2026-06-10
   days on market $80,000 Active 260 DOM
10. 2026-06-09
    days on market $80,000 Active 259 DOM
11. 2026-06-08
    days on market $80,000 Active 258 DOM
12. 2026-06-07
    days on market $80,000 Active 257 DOM
13. 2026-06-05
    days on market $80,000 Active 254 DOM
14. 2026-06-03
    days on market $80,000 Active 253 DOM
15. 2026-06-02
    days on market $80,000 Active 252 DOM
16. 2026-06-01
    days on market $80,000 Active 251 DOM
17. 2026-05-31
    days on market $80,000 Active 250 DOM
18. 2026-05-30
    days on market $80,000 Active 249 DOM
19. 2026-02-23
    status Under Contract 176-char remark

    Show marketing remark (176 chars)

    Nestled in a peaceful neighborhood ,this charming fixer-upper features a lovely. spacious Yard. Its a blank canvas for customization all while offering tranquillity and comfort

20. 2025-09-30
    status Back On Market 176-char remark

    Show marketing remark (176 chars)

    Nestled in a peaceful neighborhood ,this charming fixer-upper features a lovely. spacious Yard. Its a blank canvas for customization all while offering tranquillity and comfort

21. 2025-09-30
    status Active 176-char remark

    Show marketing remark (176 chars)

    Nestled in a peaceful neighborhood ,this charming fixer-upper features a lovely. spacious Yard. Its a blank canvas for customization all while offering tranquillity and comfort

22. 2025-09-29
    status Active 176-char remark

    Show marketing remark (176 chars)

    Nestled in a peaceful neighborhood ,this charming fixer-upper features a lovely. spacious Yard. Its a blank canvas for customization all while offering tranquillity and comfort

23. 2025-09-20
    status Pending Offer Approval 176-char remark

    Show marketing remark (176 chars)

    Nestled in a peaceful neighborhood ,this charming fixer-upper features a lovely. spacious Yard. Its a blank canvas for customization all while offering tranquillity and comfort

24. 2025-08-19
    historical
25. 2025-08-14
    listed $80,000 New 176-char remark

    Show marketing remark (176 chars)

    Nestled in a peaceful neighborhood ,this charming fixer-upper features a lovely. spacious Yard. Its a blank canvas for customization all while offering tranquillity and comfort

26. 2025-08-14
    listed $80,000 Active 176-char remark

    Show marketing remark (176 chars)

    Nestled in a peaceful neighborhood ,this charming fixer-upper features a lovely. spacious Yard. Its a blank canvas for customization all while offering tranquillity and comfort

27. 2025-08-14
    listed $80,000 New

    Show marketing remark (176 chars)

    Nestled in a peaceful neighborhood ,this charming fixer-upper features a lovely. spacious Yard. Its a blank canvas for customization all while offering tranquillity and comfort

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$164/yr (+$14/mo · 28.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $12,661
• − Mortgage interest: −$4,481
• − Property taxes: −$572
• − Insurance: −$400
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,327
• Taxable income: $2,854
• Est. tax owed @ 24.0%: −$685
• After-tax cash flow: $3,311/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 — Summerville

• Score: 60/100
• State rank: #364
• US rank: #18649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summerville, GA
• Population (ZIP): 14,720

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 (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -30.83%
• Current HPI: 249.4655
• 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

9 events — show timeline

• 2026-02-23 Pending — GAMLS
• 2025-09-30 Relisted — GAMLS
• 2025-09-30 Relisted — FMLS
• 2025-09-29 Relisted — FMLS
• 2025-09-20 Pending — GAMLS
• 2025-08-19 Listing Removed — GAMLS
• 2025-08-14 Listed $80,000 GAMLS
• 2025-08-14 Listed $80,000 FMLS
• 2025-08-14 Listed $80,000 GAMLS

Property tax history

+2.7%/yr

Latest (2025): $572 · +29.7% YoY. Source: county tax records.