1364 Evergreen Rd · Sylvester, GA 31791

$104,900

3 bd · 1.0 ba · 1,477 sqft · SingleFamily public records · 1 Days on market

Built 1956 3.54 ac lot $71/sqft · at area comps Est $103k · at est. ↓ 15% since listing

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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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +6.9/10.0
• ARV discount +6.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment: this 3-bed/1-bath home sits on over 3 acres! The home needs some work but offers great potential and several exterior buildings.

Key facts

• 3.54 acre lot
• Built 1956

Property features AI

Finance

• Other: Property sits on approximately 3.54 acres

Exterior

• Utilities: Septic tank sewer
• Home design: Single-family residence; One-story home; Residential property; Fixer condition
• Construction: Brick construction; Shingle roof
• Exterior features: Front porch; Outbuilding on the property

Interior

• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Hardwood and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 9.4% vs local median 3.6% in Sylvester — 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 63/100 on livability (#287 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Worth County (town): math 28% / reading 34% proficiency, ranked #91 of 174 in GA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 71 active listings in the ZIP; 26 units permitted in Worth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Worth County population projected at -31% 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 $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; 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 $104,900

Questions for the listing agent

1. Built in 1956 — 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: 1.19% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (median comp): $102,544
• List price: $104,900
• Delta: 2.30%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $70
• Equity at exit: $15,641

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $22,084
• Equity at exit: $9,070

Cash invested: $29,372 (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 31791

• Home prices YoY: -20.8%
• Active inventory: 71
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $268

Break-even live

Break-even rent $912

Max offer price $104,900

Occupancy floor 74%

Sensitivity live

Price	-10% $327	-5% $297	+0% $268	+5% $238	+10% $208
Rent	-10% $169	-5% $218	+0% $268	+5% $317	+10% $367
Rate	-1.0pp $321	-0.5pp $294	base $268	+0.5pp $241	+1.0pp $213

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on marketlisting id $104,900 Active 1 DOM

   Show marketing remark (147 chars)

   Great investment: this 3-bed/1-bath home sits on over 3 acres! The home needs some work but offers great potential and several exterior buildings.

2. 2026-06-15
   days on market $104,900 Active 83 DOM
3. 2026-06-14
   days on market $104,900 Active 81 DOM
4. 2026-06-13
   days on market $104,900 Active 80 DOM
5. 2026-06-10
   days on market $104,900 Active 78 DOM
6. 2026-06-09
   days on market $104,900 Active 77 DOM
7. 2026-06-08
   days on market $104,900 Active 76 DOM
8. 2026-06-07
   days on market $104,900 Active 75 DOM
9. 2026-06-05
   days on market $104,900 Active 72 DOM
10. 2026-06-03
    days on market $104,900 Active 71 DOM
11. 2026-06-02
    days on market $104,900 Active 70 DOM
12. 2026-06-01
    days on market $104,900 Active 69 DOM
13. 2026-05-31
    days on market $104,900 Active 68 DOM
14. 2026-05-30
    days on market $104,900 Active 67 DOM
15. 2026-04-16
    price $117,325 147-char remark

    Show marketing remark (147 chars)

    Great investment: this 3-bed/1-bath home sits on over 3 acres! The home needs some work but offers great potential and several exterior buildings.

16. 2026-04-16
    price $117,325 147-char remark

    Show marketing remark (147 chars)

    Great investment: this 3-bed/1-bath home sits on over 3 acres! The home needs some work but offers great potential and several exterior buildings.

17. 2026-03-31
    status Active 147-char remark

    Show marketing remark (147 chars)

    Great investment: this 3-bed/1-bath home sits on over 3 acres! The home needs some work but offers great potential and several exterior buildings.

18. 2026-03-31
    status Active 147-char remark

    Show marketing remark (147 chars)

    Great investment: this 3-bed/1-bath home sits on over 3 acres! The home needs some work but offers great potential and several exterior buildings.

19. 2026-03-25
    status Pending 147-char remark
20. 2026-03-24
    status Pending 147-char remark

    Show marketing remark (147 chars)

    Great investment: this 3-bed/1-bath home sits on over 3 acres! The home needs some work but offers great potential and several exterior buildings.

21. 2026-03-17
    listed $123,500 Active 147-char remark

    Show marketing remark (147 chars)

    Great investment: this 3-bed/1-bath home sits on over 3 acres! The home needs some work but offers great potential and several exterior buildings.

22. 2026-03-17
    listed $123,500 Active 147-char remark

    Show marketing remark (147 chars)

    Great investment: this 3-bed/1-bath home sits on over 3 acres! The home needs some work but offers great potential and several exterior buildings.

ⓘ 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: $1,518 · $126/mo
• Projected year-2 tax: $1,518 · $126/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,008
• − Mortgage interest: −$5,876
• − Property taxes: −$1,518
• − Insurance: −$524
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$3,052
• Taxable income: $1,637
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $2,820/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: Worth County
• NCES district ID: 1305850
• Math proficiency: 28% ▼ -5.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $39,056
• Composite: 25.97/100
• National rank: #7327
• State rank: #91 of 174 in GA

Livability — Sylvester

• Score: 63/100
• State rank: #287
• US rank: #15795

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,312

Population outlook (Worth County) Hauer SSP2

• Today (2025): 18,547 people
• By 2030: 17,345 · -6.5%
• By 2040: 14,978 · -19.2%
• By 2050: 12,782 · -31.1%
• By 2075: 8,832 · -52.4%
• By 2100: 6,226 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 35% Two or more races 6%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Worth

• 2024 margin: Solid R (+50.4) · D 24.7% · R 75.1%
• 2008→2024 swing: -11.7pp toward R · 2008: -38.7pp · 2024: -50.4pp
• All cycles: 2024: R+50.4 2020: R+47.8 2016: R+50.0 2012: R+40.2 2008: R+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.96%
• Current HPI: 185.9708
• 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

-15.1% since first listed

9 events — show timeline

• 2026-06-18 Relisted — SWGABOR
• 2026-06-18 Listed $104,900 MBOR
• 2026-05-26 Price Changed $104,900 SWGABOR
• 2026-05-26 Price Changed $104,900 MBOR
• 2026-04-16 Price Changed $117,325 MBOR
• 2026-04-16 Price Changed $117,325 SWGABOR
• 2026-03-31 Relisted — SWGABOR
• 2026-03-24 Pending — SWGABOR
• 2026-03-17 Listed $123,500 SWGABOR

Property tax history

+3.5%/yr

Latest (2025): $1,518 · +45.1% YoY. Source: county tax records.