11437 Highway 83 · Monticello, GA 31064

$219,000

3 bd · 2.0 ba · 2,658 sqft · SingleFamily · 57 Days on market

Built 1986 Poor condition 1.15 ac lot $82/sqft · 28% below area Est $303k · 28% under ↓ 12% 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

New Opportunity Awaits! This unique 1.15-acre property offers endless potential for the right buyer. Featuring a brand-new metal roof, the existing structure could be rehabbed into a single-family residence, and with the proper approvals, may also allow for a live/work setup or additional business use. The building currently includes an existing kitchen and bathrooms, all in need of updating. There are no existing bedrooms, and interior framing would be needed to create bedrooms, a living room, dining area, and other living spaces. The rear of the property is wooded and could potentially be cleared for expanded use, providing even more flexibility and room to grow. Possible uses may include (with proper permitting): Farming or livestock Animal hospital or veterinary services Kennel Cabinet or workshop space Daycare And more! With excellent road visibility and strong frontage, this property offers an outstanding opportunity for investors, entrepreneurs, or anyone looking for a versatile space with future potential. So many possibilities-bring your vision and make it your own!

Key facts

• Strong frontage
• Metal roof
• Existing bathrooms

Tags

• METAL ROOF
• EXISTING KITCHEN
• EXISTING BATHROOMS
• WOODED REAR
• ROAD VISIBILITY
• STRONG FRONTAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $58 ($699/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 $199k (9.2% below list).
• Recommended offer: $199k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 $23k of equity ($2k loan paydown + $22k 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 $61k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Recommended offer $198,948 (9.2% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $303,364
• List price: $219,000
• Delta: -27.81%
• Verdict: UNDERPRICED
• Comps: 12 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.1%
• Equity multiple: 3.01×
• Total profit: $123,012
• Equity at exit: $197,293

10-year hold

• IRR: 22.1%
• Equity multiple: 6.86×
• Total profit: $359,393
• Equity at exit: $425,469

Cash invested: $61,320 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,989 medium
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $58

Break-even live

Break-even rent $1,916

Max offer price $219,000

Occupancy floor 92%

Sensitivity live

Price	-10% $210	-5% $134	+0% $58	+5% $-17	+10% $-93
Rent	-10% $-99	-5% $-20	+0% $58	+5% $137	+10% $215
Rate	-1.0pp $169	-0.5pp $114	base $58	+0.5pp $1	+1.0pp $-56

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   days on market $219,000 Active 57 DOM
2. 2026-06-08
   days on market $219,000 Active 56 DOM
3. 2026-06-07
   days on market $219,000 Active 55 DOM
4. 2026-06-04
   days on market $219,000 Active 52 DOM
5. 2026-06-03
   days on market $219,000 Active 51 DOM
6. 2026-06-02
   days on market $219,000 Active 50 DOM
7. 2026-06-01
   days on market $219,000 Active 49 DOM
8. 2026-05-31
   days on market $219,000 Active 48 DOM
9. 2026-04-13
   listed $219,000 New 1117-char remark

   Show marketing remark (1117 chars)

   New Opportunity Awaits! This unique 1.15-acre property offers endless potential for the right buyer. Featuring a brand-new metal roof, the existing structure could be rehabbed into a single-family residence, and with the proper approvals, may also allow for a live/work setup or additional business use. The building currently includes an existing kitchen and bathrooms, all in need of updating. There are no existing bedrooms, and interior framing would be needed to create bedrooms, a living room, dining area, and other living spaces. The rear of the property is wooded and could potentially be cleared for expanded use, providing even more flexibility and room to grow. Possible uses may include (with proper permitting): Farming or livestock Animal hospital or veterinary services Kennel Cabinet or workshop space Daycare And more! With excellent road visibility and strong frontage, this property offers an outstanding opportunity for investors, entrepreneurs, or anyone looking for a versatile space with future potential. So many possibilities-bring your vision and make it your own!

10. 2026-04-13
    listed $219,000 Active 1117-char remark

    Show marketing remark (1117 chars)

    New Opportunity Awaits! This unique 1.15-acre property offers endless potential for the right buyer. Featuring a brand-new metal roof, the existing structure could be rehabbed into a single-family residence, and with the proper approvals, may also allow for a live/work setup or additional business use. The building currently includes an existing kitchen and bathrooms, all in need of updating. There are no existing bedrooms, and interior framing would be needed to create bedrooms, a living room, dining area, and other living spaces. The rear of the property is wooded and could potentially be cleared for expanded use, providing even more flexibility and room to grow. Possible uses may include (with proper permitting): Farming or livestock Animal hospital or veterinary services Kennel Cabinet or workshop space Daycare And more! With excellent road visibility and strong frontage, this property offers an outstanding opportunity for investors, entrepreneurs, or anyone looking for a versatile space with future potential. So many possibilities-bring your vision and make it your own!

11. 2026-04-10
    historical
12. 2025-12-12
    price $225,000
13. 2025-04-14
    historical
14. 2025-04-10
    listed $250,000 New
15. 2025-04-01
    historical
16. 2025-02-13
    listed $250,000 Active
17. 2025-02-13
    listed $250,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,874
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$6,371
• Taxable loss: −$2,964
• Est. tax savings @ 24.0%: +$711
• After-tax cash flow: $1,410/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation to bring it up to modern standards, with a focus on updating the kitchen, bathrooms, and HVAC system. The new metal roof and spacious lot offer potential for a single-family residence or live/work setup.

Repairs flagged

• Major kitchen cabinets — severely outdated and in poor condition
• Major bathroom fixtures — dated and possibly moldy
• Major interior walls — peeling paint and outdated decor
• Major HVAC system — likely outdated and possibly in need of repair

Value-add opportunities

• Resale new kitchen cabinets and appliances — modernizing the kitchen would significantly increase its appeal
• Resale new bathroom fixtures and possibly mold remediation — upgrading the bathrooms would improve the home's overall appeal
• Both new flooring throughout — new flooring would improve the home's appearance and functionality
• Resale new interior walls and paint — fresh paint and updated decor would make the home more attractive
• Both HVAC system replacement — a new HVAC system would improve comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · dated and possibly moldy	Major	$15,000–50,000
interior walls · peeling paint and outdated decor	Major	$15,000–50,000
HVAC system · likely outdated and possibly in need of repair	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale new kitchen cabinets and appliances — modernizing the kitchen would significantly increase its appeal ↑
• Resale new bathroom fixtures and possibly mold remediation — upgrading the bathrooms would improve the home's overall appeal ↑
• Both new flooring throughout — new flooring would improve the home's appearance and functionality ↑
• Resale new interior walls and paint — fresh paint and updated decor would make the home more attractive ↑
• Both HVAC system replacement — a new HVAC system would improve comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-12.4% since first listed

9 events — show timeline

• 2026-04-13 Listed $219,000 FMLS
• 2026-04-13 Listed $219,000 GAMLS
• 2026-04-10 Listing Removed — GAMLS
• 2025-12-12 Price Changed $225,000 GAMLS
• 2025-04-14 Listing Removed — FMLS
• 2025-04-10 Listed $250,000 GAMLS
• 2025-04-01 Listing Removed — GAMLS
• 2025-02-13 Listed $250,000 GAMLS
• 2025-02-13 Listed $250,000 FMLS