302 N Harris St · Sandersville, GA 31082

$159,000

7 bd · 2.0 ba · 4,096 sqft · SingleFamily public records · 299 Days on market

Built 1940 0.57 ac lot

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Why this score? — see what drove the D 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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This could be a stunning home. Situated on a beautiful corner lot on the main street in Sandersville with walking distance to the downtown square. Many of the rooms have had plaster removed and some has been completely gutted. NEW ROOF in 2022. Many nice architectural features. Spacious yard with a 20' x 31' outbuilding. This is a fixer-upper!

Key facts

• Spacious yard
• 20 x 31 outbuilding
• Corner lot

Tags

• CORNER LOT
• WALKING DISTANCE TO DOWNTOWN
• NEW ROOF
• SPACIOUS YARD
• 20 X 31 OUTBUILDING

What this means for you Summary

Snapshot

• This is a 7-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $138k (13.5% below list).
• Recommended offer: $138k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.8% in Sandersville — 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 68/100 on livability (#146 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, amenities F, commute F.
• Washington County (town): math 24% / reading 21% proficiency, ranked #138 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ridge Road Primary School (646 students, 96% FRL); T. J. Elder Middle School (math 16% / reading 23%, grade F, #356 of 470 statewide, top 78%, 662 students, 78% FRL); Washington County High School (math 17% / reading 17%, grade F, #277 of 424 statewide, top 67%, 896 students, 78% FRL) — zoned schools average 84% FRL vs 65% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 47 active listings in the ZIP; 66 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($140k) 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 $52k; list at $159k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $137,523 (13.5% below list)

Questions for the listing agent

1. It's been on market 299 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-19,393
• Equity at exit: $23,707

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-8,819
• Equity at exit: $13,747

Cash invested: $44,520 (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 31082

• Home prices YoY: -20.6%
• Active inventory: 47
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $101

Break-even live

Break-even rent $1,248

Max offer price $159,000

Occupancy floor 88%

Sensitivity live

Price	-10% $191	-5% $146	+0% $101	+5% $56	+10% $11
Rent	-10% $-8	-5% $46	+0% $101	+5% $155	+10% $209
Rate	-1.0pp $181	-0.5pp $141	base $101	+0.5pp $60	+1.0pp $18

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $159,000 Active 299 DOM
2. 2026-06-19
   days on market $159,000 Active 297 DOM
3. 2026-06-18
   days on market $159,000 Active 296 DOM
4. 2026-06-17
   days on market $159,000 Active 295 DOM
5. 2026-06-16
   days on market $159,000 Active 294 DOM
6. 2026-06-15
   days on market $159,000 Active 293 DOM
7. 2026-06-14
   days on market $159,000 Active 291 DOM
8. 2026-06-12
   days on market $159,000 Active 290 DOM
9. 2026-06-09
   days on market $159,000 Active 287 DOM
10. 2026-06-08
    days on market $159,000 Active 286 DOM
11. 2026-06-07
    days on market $159,000 Active 285 DOM
12. 2026-06-03
    days on market $159,000 Active 281 DOM
13. 2026-06-02
    days on market $159,000 Active 280 DOM
14. 2026-06-01
    days on market $159,000 Active 279 DOM
15. 2026-05-31
    days on market $159,000 Active 278 DOM
16. 2026-05-30
    days on market $159,000 Active 277 DOM
17. 2026-04-20
    status Back On Market 348-char remark

    Show marketing remark (348 chars)

    This could be a stunning home. Situated on a beautiful corner lot on the main street in Sandersville with walking distance to the downtown square. Many of the rooms have had plaster removed and some has been completely gutted. NEW ROOF in 2022. Many nice architectural features. Spacious yard with a 20' x 31' outbuilding. This is a fixer-upper!

18. 2026-04-15
    historical 348-char remark

    Show marketing remark (348 chars)

    This could be a stunning home. Situated on a beautiful corner lot on the main street in Sandersville with walking distance to the downtown square. Many of the rooms have had plaster removed and some has been completely gutted. NEW ROOF in 2022. Many nice architectural features. Spacious yard with a 20' x 31' outbuilding. This is a fixer-upper!

19. 2026-01-15
    price $159,000 348-char remark

    Show marketing remark (348 chars)

    This could be a stunning home. Situated on a beautiful corner lot on the main street in Sandersville with walking distance to the downtown square. Many of the rooms have had plaster removed and some has been completely gutted. NEW ROOF in 2022. Many nice architectural features. Spacious yard with a 20' x 31' outbuilding. This is a fixer-upper!

20. 2025-07-16
    listed $165,000 New 348-char remark

    Show marketing remark (348 chars)

    This could be a stunning home. Situated on a beautiful corner lot on the main street in Sandersville with walking distance to the downtown square. Many of the rooms have had plaster removed and some has been completely gutted. NEW ROOF in 2022. Many nice architectural features. Spacious yard with a 20' x 31' outbuilding. This is a fixer-upper!

21. 2020-09-08
    soldstatus $52,000
22. 2020-09-05
    soldstatus $52,000 773-char remark

    Show marketing remark (773 chars)

    A sprawling wrap-around porch welcomes you to this "Diamond in the Rough." Fixing up an old house is such a rewarding project!! Located on historic "Silk Stocking Street" in Sandersville, Georgia, this 100+ year old home is just waiting to be brought back to life. If you're looking to polish up an old gem, take a look at this home that is priced right and full of potential. Lots of natural light, a nice wood staircase, historic mantels, hardwood floors, large lot and a barn. Both downstairs and upstairs have 6 large rooms and a wide hallway. Parts have been gutted and the plaster on many rooms has been removed. Just a short walk to the beautiful Brown House Museum and downtown Sandersville. Make this home and its rocking chair porch....YOURS!

ⓘ 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: $1,027 · $86/mo
• Projected year-2 tax: $1,463 · $122/mo
• Expected delta: +$436/yr (+$36/mo · 42.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $16,503
• − Mortgage interest: −$8,906
• − Property taxes: −$1,027
• − Insurance: −$795
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$4,625
• Taxable loss: −$1,491
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $1,568/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: Washington County
• NCES district ID: 1305490
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $34,464
• Composite: 18.52/100
• National rank: #8916
• State rank: #138 of 174 in GA

Livability — Sandersville

• Score: 68/100
• State rank: #146
• US rank: #9735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandersville, GA
• Population (ZIP): 10,479

Population outlook (Washington County) Hauer SSP2

• Today (2025): 20,052 people
• By 2030: 19,417 · -3.2%
• By 2040: 17,900 · -10.7%
• By 2050: 16,237 · -19.0%
• By 2075: 12,990 · -35.2%
• By 2100: 9,709 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 47% White 45% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Toss-up / Even · D 48.9% · R 50.8%
• 2008→2024 swing: -6.3pp toward R · 2008: 4.4pp · 2024: -1.9pp
• All cycles: 2024: R+1.9 2020: D+0.8 2016: D+0.6 2012: D+7.6 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.38%
• Current HPI: 171.5216
• 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

+205.8% since first listed

6 events — show timeline

• 2026-04-20 Relisted — GAMLS
• 2026-04-15 Listing Removed — GAMLS
• 2026-01-15 Price Changed $159,000 GAMLS
• 2025-07-16 Listed $165,000 GAMLS
• 2020-09-08 Sold (Public Records) $52,000 Public Records
• 2020-09-05 Sold (MLS) $52,000 GAMLS

Property tax history

+0.9%/yr

Latest (2025): $1,027 · -0.3% YoY. Source: county tax records.