634 Lake Chapel Church Rd · Odum, GA 31555

$82,000

3 bd · 2.0 ba · 1,914 sqft · SingleFamily · 5 Days on market

Built 1962 Fair condition 1.17 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 +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 +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Opportunity awaits at 634 Lake Chapel Church Road! Nestled on a beautiful 1.17-acre lot surrounded by mature trees, this 3-bedroom, 2-bath brick ranch offers the perfect canvas for your vision. Whether you're searching for a peaceful country retreat to renovate and make your own or you're an investor looking for your next project, this property is full of potential. Enjoy the tranquility of a quiet rural setting while still being conveniently located near several surrounding communities. Situated near the intersection of Pierce, Wayne, and Appling Counties, this property offers a unique blend of privacy and accessibility. Conveniently located approximately: 15 minutes to Odum, 20 minutes to

Key facts

• 15 minutes to odum
• Quiet rural setting
• 1.17 acre lot

Tags

• 1.17 ACRE LOT
• MATURE TREES
• QUIET RURAL SETTING
• 15 MINUTES TO ODUM
• 20 MINUTES TO SCREVEN
• 25 MINUTES TO BAXLEY

Property features AI

Finance

• Other: Lot approximately 1.17 acres

Exterior

• Parking: Carport
• Utilities: Electric connection nearby (feet); Gas connection nearby (feet); Sewer connection nearby (feet); Water connection nearby (feet)
• Exterior features: Paved road access; Property listed as fixer

Interior

• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Interior features: Carpet and laminate flooring; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Cap rate 13.5% vs local median 4.0% in Odum — 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 59/100 on livability (#400 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools D+, crime D-, amenities F.
• Wayne County (rural): math 35% / reading 35% proficiency, ranked #68 of 174 in GA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP; 163 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($567 loan paydown + $8k appreciation (10.0% local appreciation)).
• Wayne County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $82,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1962 — 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 D-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 D 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: 1.64% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.74%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $225,852
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 W Railroad St	0.28mi	3/3.0	1,831 (-4%)	20mo	$216,500	$118	59
138 Reddish Rd	0.54mi	3/2.0	1,848 (-3%)	23mo	$170,000	$92	50

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: 43.7%
• Equity multiple: 4.31×
• Total profit: $76,045
• Equity at exit: $73,872

10-year hold

• IRR: 37.8%
• Equity multiple: 9.68×
• Total profit: $199,315
• Equity at exit: $159,308

Cash invested: $22,960 (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 31555

• Home prices YoY: 7.8%
• Active inventory: 34
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $492

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 58%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-09
   status $82,000 Under Contract 5 DOM
2. 2026-06-08
   days on market $82,000 New 5 DOM
3. 2026-06-07
   days on market $82,000 New 4 DOM
4. 2026-06-05
   statuslisting id $82,000 New 1 DOM
5. 2026-06-03
   remarks 699-char remark
6. 2026-06-03
   listed $82,000 Active 1 DOM

ⓘ 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: $16,088
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,385
• Taxable income: $4,896
• Est. tax owed @ 24.0%: −$1,175
• After-tax cash flow: $4,735/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 · 14 photos

Fair 45/100 Moderate rehab

This property presents an opportunity for renovation and improvement, with potential for significant value increase through kitchen and bathroom updates, exterior painting, HVAC upgrade, and landscaping improvements.

Repairs flagged

• Major Kitchen cabinets — Worn and outdated, likely in need of replacement.
• Major Bathroom fixtures — Outdated and possibly in need of replacement.
• Moderate Exterior siding — Weathered and may need repainting or minor repairs.
• Major Carpeted flooring — Worn and may need replacement or cleaning.
• Moderate Interior walls — Discoloration and may need painting.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen can significantly increase the home's appeal and value.
• Resale Bathroom updates — Upgrading bathrooms can enhance the home's overall appeal and functionality.
• Both Exterior painting — Fresh paint can improve curb appeal and add value for both resale and rental.
• Both HVAC upgrade — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental.
• Both Landscaping improvements — A well-maintained and landscaped yard can enhance curb appeal and add value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and outdated, likely in need of replacement.	Major	$15,000–50,000
Bathroom fixtures · Outdated and possibly in need of replacement.	Major	$15,000–50,000
Exterior siding · Weathered and may need repainting or minor repairs.	Moderate	$3,000–15,000
Carpeted flooring · Worn and may need replacement or cleaning.	Major	$15,000–50,000
Interior walls · Discoloration and may need painting.	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$51,000–180,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen can significantly increase the home's appeal and value. ↑
• Resale Bathroom updates — Upgrading bathrooms can enhance the home's overall appeal and functionality. ↑
• Both Exterior painting — Fresh paint can improve curb appeal and add value for both resale and rental. ↑
• Both HVAC upgrade — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental. ↑
• Both Landscaping improvements — A well-maintained and landscaped yard can enhance curb appeal and add value. ↑

ⓘ 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: Wayne County
• NCES district ID: 1305550
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $38,918
• Composite: 29.3/100
• National rank: #6554
• State rank: #68 of 174 in GA

Livability — Odum

• Score: 59/100
• State rank: #400
• US rank: #19789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Odum, GA
• Population (ZIP): 3,126

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 28,891 people
• By 2030: 28,388 · -1.7%
• By 2040: 27,396 · -5.2%
• By 2050: 26,135 · -9.5%
• By 2075: 23,253 · -19.5%
• By 2100: 19,481 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 18% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+59.8) · D 20.0% · R 79.7%
• 2008→2024 swing: -14.8pp toward R · 2008: -44.9pp · 2024: -59.8pp
• All cycles: 2024: R+59.8 2020: R+57.1 2016: R+58.9 2012: R+48.3 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.81%
• Current HPI: 245.08
• 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

1 event — show timeline

• 2026-06-02 Listed $82,000 GIAR