215 Frobel St · Monticello, GA 31064

$175,000

4 bd · 3.0 ba · 2,648 sqft · SingleFamily public records · 32 Days on market

Built 1900 0.75 ac lot

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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 +28.4/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

So much potential in this character filled Victorian Home! Come take a look and make it your new home or investment property. New Roof. Updated electrical. Scroll through photos to see AI generated renovations - labeled Not Actual Photo. Lot Size is approximate based on tax assessor's online map.

Key facts

• 0.75 acre lot
• Built 1900
• Listed 31 days

Property features AI

Finance

• Other: Lot size approximately 0.75 acres (public records)
• Financial info: Listing offers 1031 Exchange, Cash, Conventional; Sold As Is; Historic property
• HOA & community: No HOA

Exterior

• Parking: Open parking; Parking pad; Side/rear entrance; Kitchen-level access
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High speed internet; Sewer connected
• Home design: Single family residence; House; One level; Residential property; Built in 1900; Fixer condition
• Construction: Wood siding; Metal roof; Building area 2648 (public records)
• Exterior features: City lot; Level lot; Private lot

Interior

• Kitchen: Microwave
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood; Other
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: No heating specified; No cooling specified
• Interior features: High ceilings; Foyer
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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+, commute 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.
• Zoned schools: Jasper County Middle School (math 20% / reading 28%, grade F, #311 of 470 statewide, top 68%, 630 students, 58% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 179 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 $19k of equity ($1k loan paydown + $18k 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 $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 44% 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.15% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.81%
• DSCR: 1.61
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $357,480
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
275 Northeast St	0.44mi	4/3.0	2,625 (-1%)	15mo	$422,000	$161	65
1483 Madison Rd	0.68mi	4/3.0	2,640 (-0%)	12mo	$349,000	$132	58
140 Westview St	0.45mi	4/3.5	2,580 (-3%)	20mo	$398,900	$155	56
417 Hillsboro St	0.32mi	4/2.0	2,500 (-6%)	24mo	$255,000	$102	52
146 Bonner St	0.36mi	3/2.0 (-1)	2,470 (-7%)	21mo	$274,250	$111	46
385 Northeast St	0.46mi	4/3.0	2,270 (-14%)	24mo	$416,900	$184	35
858 College St	0.65mi	3/2.0 (-1)	2,261 (-15%)	20mo	$304,900	$135	20

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: 34.4%
• Equity multiple: 3.68×
• Total profit: $131,146
• Equity at exit: $157,654

10-year hold

• IRR: 29.7%
• Equity multiple: 8.30×
• Total profit: $357,783
• Equity at exit: $339,987

Cash invested: $49,000 (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: 179
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,006 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $564

Break-even live

Break-even rent $1,292

Max offer price $175,000

Occupancy floor 67%

Sensitivity live

Price	-10% $663	-5% $614	+0% $564	+5% $315	+10% $254
Rent	-10% $406	-5% $485	+0% $564	+5% $643	+10% $722
Rate	-1.0pp $652	-0.5pp $609	base $564	+0.5pp $519	+1.0pp $473

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $175,000 Active 32 DOM
2. 2026-06-18
   days on market $175,000 Active 29 DOM
3. 2026-06-17
   days on market $175,000 Active 28 DOM
4. 2026-06-16
   days on market $175,000 Active 27 DOM
5. 2026-06-15
   days on market $175,000 Active 26 DOM
6. 2026-06-13
   days on market $175,000 Active 24 DOM
7. 2026-06-13
   days on market $175,000 Active 23 DOM
8. 2026-06-09
   days on market $175,000 Active 20 DOM
9. 2026-06-08
   days on market $175,000 Active 19 DOM
10. 2026-06-07
    days on market $175,000 Active 18 DOM
11. 2026-06-04
    days on market $175,000 Active 15 DOM
12. 2026-06-03
    statusdays on market $175,000 Active 14 DOM
13. 2026-06-02
    days on market $175,000 New 13 DOM
14. 2026-06-01
    days on market $175,000 New 12 DOM
15. 2026-05-31
    days on market $175,000 New 11 DOM
16. 2026-05-20
    listed $175,000 New
17. 2025-04-18
    historical
18. 2025-03-25
    price $180,000
19. 2024-05-31
    historical
20. 2024-03-14
    listed $185,000 New
21. 2023-11-02
    listed $169,900 New
22. 2010-08-31
    price $39,900 Reduced
23. 2010-03-09
    price $49,900 Reduced

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$1,252/yr (+$104/mo · 349.3%)

ⓘ 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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,068
• − Mortgage interest: −$9,803
• − Property taxes: −$358
• − Insurance: −$875
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$5,091
• Taxable income: $4,090
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $5,786/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: 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

• Census place: Monticello, GA
• 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

+250.7% since first listed

8 events — show timeline

• 2026-05-20 Listed $175,000 GAMLS
• 2025-04-18 Listing Removed — GAMLS
• 2025-03-25 Price Changed $180,000 GAMLS
• 2024-05-31 Listing Removed — GAMLS
• 2024-03-14 Listed $185,000 GAMLS
• 2023-11-02 Listed $169,900 GAMLS
• 2010-08-31 Price Changed $39,900 GAMLS
• 2010-03-09 Price Changed $49,900 GAMLS

Property tax history

-7.3%/yr

Latest (2025): $358 · +14.4% YoY. Source: county tax records.