628 M L King St · Greenville, GA 30222

$49,900

3 bd · 1.0 ba · 894 sqft · SingleFamily public records · 177 Days on market

Built 1940 6,098 sqft lot $56/sqft · 57% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Boarded-up fixer-upper with strong investment potential. Blank canvas in need of full renovation. Ideal for flip or rental project. Sold as-is.

Key facts

• 6,098 sq ft lot
• Built 1940
• Listed 176 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($845 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#318 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Meriwether County (rural): math 18% / reading 22% proficiency, ranked #144 of 174 in GA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 46 active listings in the ZIP; 180 units permitted in Meriwether County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($345 loan paydown + $5k appreciation (10.0% local appreciation)).
• Meriwether County population projected at -28% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago 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 $6k; list at $50k implies a 742% 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, 53% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.69% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.25%
• DSCR: 2.39
• GRM: 4.9

CMA / ARV

• ARV (median comp): $115,464
• List price: $49,900
• Delta: -56.78%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Reville	0.67mi	2/1.0 (-1)	893 (-0%)	7mo	$75,715	$85	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 48.1%
• Equity multiple: 4.60×
• Total profit: $50,339
• Equity at exit: $44,954

10-year hold

• IRR: 41.9%
• Equity multiple: 10.30×
• Total profit: $129,991
• Equity at exit: $96,945

Cash invested: $13,972 (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 30222

• Home prices YoY: 35.0%
• Active inventory: 46
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $845 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$22 /mo · $259/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $364

Break-even live

Break-even rent $385

Max offer price $49,900

Occupancy floor 52%

Sensitivity live

Price	-10% $392	-5% $378	+0% $364	+5% $350	+10% $336
Rent	-10% $297	-5% $330	+0% $364	+5% $397	+10% $431
Rate	-1.0pp $389	-0.5pp $377	base $364	+0.5pp $351	+1.0pp $338

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $49,900 Active 177 DOM
2. 2026-06-19
   days on market $49,900 Active 175 DOM
3. 2026-06-18
   days on market $49,900 Active 174 DOM
4. 2026-06-17
   days on market $49,900 Active 173 DOM
5. 2026-06-16
   days on market $49,900 Active 172 DOM
6. 2026-06-15
   days on market $49,900 Active 171 DOM
7. 2026-06-14
   days on market $49,900 Active 169 DOM
8. 2026-06-12
   days on market $49,900 Active 168 DOM
9. 2026-06-09
   days on market $49,900 Active 165 DOM
10. 2026-06-08
    days on market $49,900 Active 164 DOM
11. 2026-06-07
    days on market $49,900 Active 163 DOM
12. 2026-06-05
    days on market $49,900 Active 160 DOM
13. 2026-06-03
    days on market $49,900 Active 159 DOM
14. 2026-06-02
    days on market $49,900 Active 158 DOM
15. 2026-06-01
    days on market $49,900 Active 157 DOM
16. 2026-05-31
    days on market $49,900 Active 156 DOM
17. 2026-05-30
    days on market $49,900 Active 155 DOM
18. 2025-12-22
    listed $49,900 New 143-char remark

    Show marketing remark (143 chars)

    Boarded-up fixer-upper with strong investment potential. Blank canvas in need of full renovation. Ideal for flip or rental project. Sold as-is.

19. 2017-06-22
    soldstatus $5,924 Sold 184-char remark

    Show marketing remark (184 chars)

    This cozy home was built in 1941 and offers 2 bedrooms and 1 bathroom. It is in a rural setting but still less than a mile away from banks, grocers, schools, restaurants, and Hwy 27.

20. 2017-06-07
    status Under Contract 184-char remark

    Show marketing remark (184 chars)

    This cozy home was built in 1941 and offers 2 bedrooms and 1 bathroom. It is in a rural setting but still less than a mile away from banks, grocers, schools, restaurants, and Hwy 27.

21. 2017-06-02
    price $7,400 184-char remark

    Show marketing remark (184 chars)

    This cozy home was built in 1941 and offers 2 bedrooms and 1 bathroom. It is in a rural setting but still less than a mile away from banks, grocers, schools, restaurants, and Hwy 27.

22. 2017-04-29
    price $7,900 184-char remark

    Show marketing remark (184 chars)

    This cozy home was built in 1941 and offers 2 bedrooms and 1 bathroom. It is in a rural setting but still less than a mile away from banks, grocers, schools, restaurants, and Hwy 27.

23. 2017-04-01
    price $8,900 184-char remark

    Show marketing remark (184 chars)

    This cozy home was built in 1941 and offers 2 bedrooms and 1 bathroom. It is in a rural setting but still less than a mile away from banks, grocers, schools, restaurants, and Hwy 27.

24. 2017-02-27
    listed $9,900 New 184-char remark

    Show marketing remark (184 chars)

    This cozy home was built in 1941 and offers 2 bedrooms and 1 bathroom. It is in a rural setting but still less than a mile away from banks, grocers, schools, restaurants, and Hwy 27.

ⓘ 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: $259 · $22/mo
• Projected year-2 tax: $459 · $38/mo
• Expected delta: +$200/yr (+$17/mo · 77.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $10,145
• − Mortgage interest: −$2,795
• − Property taxes: −$259
• − Insurance: −$250
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$1,452
• Taxable income: $3,767
• Est. tax owed @ 24.0%: −$904
• After-tax cash flow: $3,462/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: Meriwether County
• NCES district ID: 1303630
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $36,287
• Composite: 16.59/100
• National rank: #9175
• State rank: #144 of 174 in GA

Livability — Greenville

• Score: 62/100
• State rank: #318
• US rank: #17072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, GA
• Population (ZIP): 4,219

Population outlook (Meriwether County) Hauer SSP2

• Today (2025): 19,554 people
• By 2030: 18,482 · -5.5%
• By 2040: 16,204 · -17.1%
• By 2050: 14,030 · -28.2%
• By 2075: 9,539 · -51.2%
• By 2100: 6,136 · -68.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 44% Two or more races 2%
• Common ancestry: Italian 13% Russian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Meriwether

• 2024 margin: Strong R (+25.5) · D 37.1% · R 62.6%
• 2008→2024 swing: -20.0pp toward R · 2008: -5.4pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+20.6 2016: R+15.4 2012: R+5.7 2008: R+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 110.39%
• Current HPI: 426.1094
• 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

+404.0% since first listed

7 events — show timeline

• 2025-12-22 Listed $49,900 GAMLS
• 2017-06-22 Sold (MLS) $5,924 GAMLS
• 2017-06-07 Pending — GAMLS
• 2017-06-02 Price Changed $7,400 GAMLS
• 2017-04-29 Price Changed $7,900 GAMLS
• 2017-04-01 Price Changed $8,900 GAMLS
• 2017-02-27 Listed $9,900 GAMLS

Property tax history

+2.7%/yr

Latest (2025): $259 · +1.9% YoY. Source: county tax records.