305 Bonner St · Monticello, GA 31064

$150,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 102 Days on market

Built 1960 7,200 sqft lot $202/sqft · 11% above area Est $136k · 11% over

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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 +26.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Charming and move-in ready, this 2-bedroom, 1 bath bungalow sits on a spacious wooded lot that offers privacy, off-street parking, and room to expand. The covered front porch opens into a bright living area with durable, low-maintenance flooring that runs throughout the home-ideal for everyday living or a rental property. Two comfortable bedrooms feature multiple windows and closet space, while the full bath includes an updated vanity and clean, neutral finishes. The eat-in kitchen offers white cabinetry, marble-look countertops, black appliances, and direct access to the backyard, making indoor-outdoor living and entertaining easy. With its simple layout, updated interiors, and generous lot in an established neighborhood, this home is a great opportunity for first-time buyers seeking affordability or investors looking for a solid, easy-to-maintain rental.

Key facts

• Covered front porch
• Wooded lot
• Bright living area

Tags

• WOODED LOT
• OFF-STREET PARKING
• COVERED FRONT PORCH
• BRIGHT LIVING AREA
• UPDATED VANITY
• WHITE CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.9% in Monticello — 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 79/100 on livability (#16 in GA, #2,229 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, employment D+, schools F.
• Jasper County (rural): math 24% / reading 30% proficiency, ranked #113 of 174 in GA (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 174 active listings in the ZIP; 183 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Jasper County population projected at -24% 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $7k; list at $150k implies a 2043% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.08% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.78%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (median comp): $135,712
• List price: $150,000
• Delta: 10.53%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 32.2%
• Equity multiple: 3.52×
• Total profit: $105,673
• Equity at exit: $135,132

10-year hold

• IRR: 27.8%
• Equity multiple: 7.96×
• Total profit: $292,166
• Equity at exit: $291,417

Cash invested: $42,000 (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 31064

• Home prices YoY: 16.0%
• Active inventory: 174
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $377

Break-even live

Break-even rent $1,139

Max offer price $150,000

Occupancy floor 72%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $150,000 Active 102 DOM
2. 2026-06-17
   days on market $150,000 Active 101 DOM
3. 2026-06-16
   days on market $150,000 Active 100 DOM
4. 2026-06-15
   days on market $150,000 Active 99 DOM
5. 2026-06-13
   days on market $150,000 Active 97 DOM
6. 2026-06-13
   days on market $150,000 Active 96 DOM
7. 2026-06-09
   days on market $150,000 Active 93 DOM
8. 2026-06-08
   days on market $150,000 Active 92 DOM
9. 2026-06-07
   days on market $150,000 Active 91 DOM
10. 2026-06-04
    days on market $150,000 Active 88 DOM
11. 2026-06-03
    days on market $150,000 Active 87 DOM
12. 2026-06-02
    days on market $150,000 Active 86 DOM
13. 2026-06-01
    days on market $150,000 Active 85 DOM
14. 2026-05-31
    days on market $150,000 Active 84 DOM
15. 2026-03-05
    listed $150,000 New 868-char remark

    Show marketing remark (874 chars)

    Charming and move-in ready, this 2-bedroom, 1 bath bungalow sits on a spacious wooded lot that offers privacy, off-street parking, and room to expand. The covered front porch opens into a bright living area with durable, low-maintenance flooring that runs throughout the home—ideal for everyday living or a rental property. Two comfortable bedrooms feature multiple windows and closet space, while the full bath includes an updated vanity and clean, neutral finishes. The eat-in kitchen offers white cabinetry, marble-look countertops, black appliances, and direct access to the backyard, making indoor-outdoor living and entertaining easy. With its simple layout, updated interiors, and generous lot in an established neighborhood, this home is a great opportunity for first-time buyers seeking affordability or investors looking for a solid, easy-to-maintain rental.

16. 2026-03-05
    listed $150,000 Active 874-char remark

    Show marketing remark (874 chars)

    Charming and move-in ready, this 2-bedroom, 1 bath bungalow sits on a spacious wooded lot that offers privacy, off-street parking, and room to expand. The covered front porch opens into a bright living area with durable, low-maintenance flooring that runs throughout the home—ideal for everyday living or a rental property. Two comfortable bedrooms feature multiple windows and closet space, while the full bath includes an updated vanity and clean, neutral finishes. The eat-in kitchen offers white cabinetry, marble-look countertops, black appliances, and direct access to the backyard, making indoor-outdoor living and entertaining easy. With its simple layout, updated interiors, and generous lot in an established neighborhood, this home is a great opportunity for first-time buyers seeking affordability or investors looking for a solid, easy-to-maintain rental.

17. 2003-08-18
    soldstatus $7,000

ⓘ 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: $606 · $50/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$774/yr (+$65/mo · 127.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,398
• − Mortgage interest: −$8,402
• − Property taxes: −$606
• − Insurance: −$750
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$4,364
• Taxable income: $2,172
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $4,008/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: Jasper County
• NCES district ID: 1302970
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $42,606
• Composite: 22.99/100
• National rank: #7980
• State rank: #113 of 174 in GA

Livability — Monticello

• Score: 79/100
• State rank: #16
• US rank: #2229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monticello, GA
• Population (ZIP): 9,859

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 13,020 people
• By 2030: 12,538 · -3.7%
• By 2040: 11,355 · -12.8%
• By 2050: 9,955 · -23.5%
• By 2075: 6,646 · -49.0%
• By 2100: 4,022 · -69.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+58.4) · D 20.6% · R 79.0%
• 2008→2024 swing: -24.8pp toward R · 2008: -33.6pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.1 2016: R+46.7 2012: R+38.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 58.00%
• Current HPI: 420.9288
• 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

+2042.9% since first listed

3 events — show timeline

• 2026-03-05 Listed $150,000 FMLS
• 2026-03-05 Listed $150,000 GAMLS
• 2003-08-18 Sold (Public Records) $7,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $606 · +2.6% YoY. Source: county tax records.