93 North · Lumpkin, GA 31815

$119,999

3 bd · 1.5 ba · 1,100 sqft · SingleFamily public records · 52 Days on market

Built 1971 10,018 sqft lot $109/sqft · 59% above area

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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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Appreciation +5.0/10.0
• 1% rule +3.5/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SELLER HIGHLY MOTIVATED - MOTIVATED SELLER BRING ALL OFFERS!!! Welcome to this beautifully fully renovated home at 93 North St in Lumpkin, GA-where modern updates meet small-town charm. This move-in-ready property has been thoughtfully upgraded from top to bottom, offering peace of mind and stylish living. Inside, you'll find a bright, open layout with fresh paint, new flooring, and updated fixtures throughout. The kitchen has been completely redesigned with contemporary cabinetry, sleek countertops, and modern appliances, making it both functional and inviting. The home features updated bathrooms with clean, modern finishes, along with refreshed bedrooms that provide comfortable and relaxing spaces. Major systems have been improved, ensuring efficiency and reliability for years to come. Outside, the property offers a spacious yard perfect for entertaining, gardening, or simply enjoying the quiet surroundings. Conveniently located in the heart of Lumpkin, this home combines the appeal of a peaceful neighborhood with easy access to local amenities. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this fully renovated property is a must-see.

Key facts

• 0.23 acre lot
• Built 1971
• Listed 52 days

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Phone available; Underground utilities; Water available; Sewer available
• Home design: One-level home; Brick 4 sides construction; Composition roof; Concrete perimeter foundation; Resale condition
• Construction: Brick 4 sides construction; Composition roof; Concrete perimeter foundation
• Exterior features: Front yard fencing; City street frontage; Asphalt road access

Interior

• Kitchen: Double oven; Electric oven
• Bedrooms: Three main-level bedrooms
• Flooring: Tile flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Window unit(s) for cooling
• Interior features: No shared/common walls (detached); Other interior features
• Laundry & utility: Shared/common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $106 ($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 $102k (14.6% below list).
• Recommended offer: $102k (14.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#587 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, crime F, amenities F.
• Stewart County (rural): math 35% / reading 26% proficiency, ranked #141 of 187 in GA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Stewart County Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 192 students, 100% FRL); Stewart County Middle School (math 17% / reading 27%, grade F, #333 of 470 statewide, top 72%, 96 students, 100% FRL); Stewart County High School (math 10% / reading 30%, grade F, #232 of 424 statewide, top 56%, 119 students, 100% FRL).
• Zoned-school proficiency averages 17% at this address vs 30% district-wide (-13 pts) — the specific schools serving this property underperform the Stewart County average; the district grade overstates school quality for this exact location.
• Market conditions: 19 active listings in the ZIP; 2 units permitted in Stewart County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $4k appreciation (3.0% local appreciation)).
• Stewart County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $120k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,441 (14.6% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.85% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 9.8

CMA / ARV

• ARV (median comp): $75,335
• List price: $119,999
• Delta: 59.29%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.0%
• Equity multiple: 1.63×
• Total profit: $21,153
• Equity at exit: $53,957

10-year hold

• IRR: 13.2%
• Equity multiple: 2.96×
• Total profit: $65,764
• Equity at exit: $83,154

Cash invested: $33,600 (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 31815

• Active inventory: 19
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $106

Break-even live

Break-even rent $890

Max offer price $119,999

Occupancy floor 85%

Sensitivity live

Price	-10% $174	-5% $140	+0% $106	+5% $72	+10% $38
Rent	-10% $25	-5% $66	+0% $106	+5% $147	+10% $187
Rate	-1.0pp $167	-0.5pp $137	base $106	+0.5pp $75	+1.0pp $43

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $119,999 Active 52 DOM
2. 2026-06-18
   days on market $119,999 Active 49 DOM
3. 2026-06-17
   days on market $119,999 Active 48 DOM
4. 2026-06-16
   days on market $119,999 Active 47 DOM
5. 2026-06-15
   days on market $119,999 Active 46 DOM
6. 2026-06-14
   days on market $119,999 Active 44 DOM
7. 2026-06-13
   days on market $119,999 Active 43 DOM
8. 2026-06-10
   days on market $119,999 Active 41 DOM
9. 2026-06-09
   days on market $119,999 Active 40 DOM
10. 2026-06-09
    price $119,999 Active 39 DOM
11. 2026-06-08
    days on market $129,999 Active 39 DOM

    Show marketing remark (1203 chars)

    SELLER HIGHLY MOTIVATED - MOTIVATED SELLER BRING ALL OFFERS!!! Welcome to this beautifully fully renovated home at 93 North St in Lumpkin, GA-where modern updates meet small-town charm. This move-in-ready property has been thoughtfully upgraded from top to bottom, offering peace of mind and stylish living. Inside, you'll find a bright, open layout with fresh paint, new flooring, and updated fixtures throughout. The kitchen has been completely redesigned with contemporary cabinetry, sleek countertops, and modern appliances, making it both functional and inviting. The home features updated bathrooms with clean, modern finishes, along with refreshed bedrooms that provide comfortable and relaxing spaces. Major systems have been improved, ensuring efficiency and reliability for years to come. Outside, the property offers a spacious yard perfect for entertaining, gardening, or simply enjoying the quiet surroundings. Conveniently located in the heart of Lumpkin, this home combines the appeal of a peaceful neighborhood with easy access to local amenities. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this fully renovated property is a must-see.

12. 2026-06-07
    days on market $129,999 Active 38 DOM
13. 2026-06-02
    days on market $129,999 Active 33 DOM
14. 2026-06-01
    days on market $129,999 Active 32 DOM
15. 2026-05-31
    days on market $129,999 Active 31 DOM
16. 2026-05-30
    days on market $129,999 Active 30 DOM
17. 2026-04-30
    listed $139,999 New 1140-char remark

    Show marketing remark (1203 chars)

    SELLER HIGHLY MOTIVATED - MOTIVATED SELLER BRING ALL OFFERS!!! Welcome to this beautifully fully renovated home at 93 North St in Lumpkin, GA-where modern updates meet small-town charm. This move-in-ready property has been thoughtfully upgraded from top to bottom, offering peace of mind and stylish living. Inside, you'll find a bright, open layout with fresh paint, new flooring, and updated fixtures throughout. The kitchen has been completely redesigned with contemporary cabinetry, sleek countertops, and modern appliances, making it both functional and inviting. The home features updated bathrooms with clean, modern finishes, along with refreshed bedrooms that provide comfortable and relaxing spaces. Major systems have been improved, ensuring efficiency and reliability for years to come. Outside, the property offers a spacious yard perfect for entertaining, gardening, or simply enjoying the quiet surroundings. Conveniently located in the heart of Lumpkin, this home combines the appeal of a peaceful neighborhood with easy access to local amenities. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this fully renovated property is a must-see.

18. 2026-04-30
    listed $139,999 Active 1158-char remark

    Show marketing remark (1203 chars)

    SELLER HIGHLY MOTIVATED - MOTIVATED SELLER BRING ALL OFFERS!!! Welcome to this beautifully fully renovated home at 93 North St in Lumpkin, GA-where modern updates meet small-town charm. This move-in-ready property has been thoughtfully upgraded from top to bottom, offering peace of mind and stylish living. Inside, you'll find a bright, open layout with fresh paint, new flooring, and updated fixtures throughout. The kitchen has been completely redesigned with contemporary cabinetry, sleek countertops, and modern appliances, making it both functional and inviting. The home features updated bathrooms with clean, modern finishes, along with refreshed bedrooms that provide comfortable and relaxing spaces. Major systems have been improved, ensuring efficiency and reliability for years to come. Outside, the property offers a spacious yard perfect for entertaining, gardening, or simply enjoying the quiet surroundings. Conveniently located in the heart of Lumpkin, this home combines the appeal of a peaceful neighborhood with easy access to local amenities. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this fully renovated property is a must-see.

19. 2023-03-30
    historical

    Show marketing remark (572 chars)

    Property is Bank owned. VACANT ON Lockbox No appointment needed. Submit offers at www. Exceleras.com All questions and inquiry please call Castle Rock at [phone]. Property sold in as-is condition without repairs or warranty. Seller requires Buyer to complete ALL DUE DILIGENCE/inspections- NO CONTINGENCIES. Buyer is responsible for verifying all information contained in this listing-and HOA info if applicable. ALL OFFERS on www. Exceleras.com. Buyers premium paid at closing by buyer. See www. Exceleras.com to place an offer, for fee details, and availability.

20. 2023-03-29
    soldstatus $25,000 Sold
21. 2023-03-22
    soldstatus $25,000 Closed

    Show marketing remark (572 chars)

    Property is Bank owned. VACANT ON Lockbox No appointment needed. Submit offers at www. Exceleras.com All questions and inquiry please call Castle Rock at [phone]. Property sold in as-is condition without repairs or warranty. Seller requires Buyer to complete ALL DUE DILIGENCE/inspections- NO CONTINGENCIES. Buyer is responsible for verifying all information contained in this listing-and HOA info if applicable. ALL OFFERS on www. Exceleras.com. Buyers premium paid at closing by buyer. See www. Exceleras.com to place an offer, for fee details, and availability.

22. 2023-03-15
    historical

    Show marketing remark (572 chars)

    Property is Bank owned. VACANT ON Lockbox No appointment needed. Submit offers at www. Exceleras.com All questions and inquiry please call Castle Rock at [phone]. Property sold in as-is condition without repairs or warranty. Seller requires Buyer to complete ALL DUE DILIGENCE/inspections- NO CONTINGENCIES. Buyer is responsible for verifying all information contained in this listing-and HOA info if applicable. ALL OFFERS on www. Exceleras.com. Buyers premium paid at closing by buyer. See www. Exceleras.com to place an offer, for fee details, and availability.

23. 2023-02-07
    listed $23,900

    Show marketing remark (572 chars)

    Property is Bank owned. VACANT ON Lockbox No appointment needed. Submit offers at www. Exceleras.com All questions and inquiry please call Castle Rock at [phone]. Property sold in as-is condition without repairs or warranty. Seller requires Buyer to complete ALL DUE DILIGENCE/inspections- NO CONTINGENCIES. Buyer is responsible for verifying all information contained in this listing-and HOA info if applicable. ALL OFFERS on www. Exceleras.com. Buyers premium paid at closing by buyer. See www. Exceleras.com to place an offer, for fee details, and availability.

24. 2023-02-05
    listed $23,900 New
25. 2023-01-24
    historical
26. 2023-01-04
    price $25,200
27. 2022-12-06
    listed $26,500 New
28. 1993-12-01
    soldstatus $25,700

ⓘ 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: $286 · $24/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$818/yr (+$68/mo · 285.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,293
• − Mortgage interest: −$6,722
• − Property taxes: −$286
• − Insurance: −$600
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$3,491
• Taxable loss: −$773
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $1,459/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: Stewart County
• NCES district ID: 1304590
• Math proficiency: 35% ▲ 9.00%
• Reading proficiency: 26% ▲ 8.00%
• Median HH income: $26,971
• Composite: 27.25/100
• National rank: #12434
• State rank: #141 of 187 in GA

Livability — Lumpkin

• Score: 49/100
• State rank: #587
• US rank: #25966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lumpkin, GA
• Population (ZIP): 2,989

Population outlook (Stewart County) Hauer SSP2

• Today (2025): 5,873 people
• By 2030: 6,241 · +6.3%
• By 2040: 6,569 · +11.9%
• By 2050: 6,461 · +10.0%
• By 2075: 5,819 · -0.9%
• By 2100: 5,086 · -13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Asian 3% Two or more races 2%
• Hispanic origin (detail): Mexican 3% Cuban 1%
• Common ancestry: Slovak 2%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 75% English-only · Spanish 18% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Stewart

• 2024 margin: D (+16.3) · D 58.0% · R 41.8%
• 2008→2024 swing: -8.5pp toward R · 2008: 24.8pp · 2024: 16.3pp
• All cycles: 2024: D+16.3 2020: D+19.1 2016: D+20.2 2012: D+27.6 2008: D+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+366.9% since first listed

16 events — show timeline

• 2026-06-08 Price Changed $119,999 FMLS
• 2026-06-08 Price Changed $119,999 GAMLS
• 2026-05-20 Price Changed $129,999 FMLS
• 2026-05-20 Price Changed $129,999 GAMLS
• 2026-04-30 Listed $139,999 FMLS
• 2026-04-30 Listed $139,999 GAMLS
• 2023-03-30 Delisted — CBOR
• 2023-03-29 Sold (MLS) $25,000 GAMLS
• 2023-03-22 Sold (MLS) $25,000 CBOR
• 2023-03-15 Delisted — CBOR
• 2023-02-07 Listed $23,900 CBOR
• 2023-02-05 Listed $23,900 GAMLS
• 2023-01-24 Listing Removed — GAMLS
• 2023-01-04 Price Changed $25,200 GAMLS
• 2022-12-06 Listed $26,500 GAMLS
• 1993-12-01 Sold (Public Records) $25,700 Public Records

Property tax history

+7.0%/yr

Latest (2025): $286 · +15.6% YoY. Source: county tax records.