255 Forest Ln · Colbert, GA 30628

$259,000

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 1 Days on market

Built 1977 5.32 ac lot $160/sqft · 13% below area Est $299k · 13% under

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Why this score? — see what drove the D- 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 +13.5/15.0
• Appreciation +9.6/10.0
• Cash flow +4.2/30.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0

Listing remarks

Madison County Home on 5+ Private Acres!

Key facts

• Private acres
• 5.32 acre lot
• Built 1977

Tags

• PRIVATE ACRES

Property features AI

Finance

• Other: Approximately 5.32-acre lot; Located at 255 Forest Ln, Colbert, GA 30628
• HOA & community: No association

Exterior

• Parking: Parking pad / open parking
• Utilities: Well water; Septic sewer; Electricity available
• Home design: Single-family residence; House structure; Resale property; One story
• Construction: Built in 1977; Wood siding; Composition roof
• Exterior features: Private lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; One-level layout; No basement; No fireplaces
• Laundry & utility: Laundry in a common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-704 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (39.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (46.9% below list).
• Recommended offer: $138k (46.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#206 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D+, amenities F.
• Madison County (rural): math 46% / reading 42% proficiency, ranked #29 of 174 in GA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Colbert Elementary School (math 37% / reading 36%, grade F, #509 of 1,228 statewide, top 42%, 447 students, 58% FRL); Madison County Middle School (math 45% / reading 42%, grade D, #114 of 470 statewide, top 24%, 1,174 students, 58% FRL); Madison County High School (math 30% / reading 38%, grade F, #93 of 424 statewide, top 23%, 1,436 students, 49% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 189 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (9.2% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $137,500 (46.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1977 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.53% ✗
• Cap rate: 3.03%
• Cash-on-cash: -11.64%
• DSCR: 0.48
• GRM: 15.7

CMA / ARV

• ARV (median comp): $299,049
• List price: $259,000
• Delta: -13.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Forest Ln	0.00mi	3/2.0	1,620 (0%)	0mo	$259,000	$160	100
147 Conifer Ct	0.58mi	3/3.0	1,680 (+4%)	3mo	$280,000	$167	60
41 Noahs Way	0.14mi	3/2.0	1,405 (-13%)	16mo	$275,000	$196	58
418 Pine Ridge Cir	0.54mi	3/2.0	1,533 (-5%)	10mo	$317,500	$207	57
231 Pine Ridge Cir	0.69mi	3/2.0	1,504 (-7%)	10mo	$307,000	$204	48

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

Projected returns pro-forma

9.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 2.14×
• Total profit: $82,620
• Equity at exit: $218,813

10-year hold

• IRR: 14.2%
• Equity multiple: 4.80×
• Total profit: $275,583
• Equity at exit: $457,243

Cash invested: $72,520 (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 30628

• Home prices YoY: 3.2%
• Active inventory: 48
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-704

Break-even live

Break-even rent $2,266

Max offer price $157,182

Occupancy floor —

Sensitivity live

Price	-10% $-525	-5% $-614	+0% $-704	+5% $-793	+10% $-883
Rent	-10% $-812	-5% $-758	+0% $-704	+5% $-649	+10% $-595
Rate	-1.0pp $-573	-0.5pp $-638	base $-704	+0.5pp $-771	+1.0pp $-839

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3355 Hardman Morris Rd Lot 26 Colbert, GA	4.0	2.0	2016	$1,375	$0.68	22d	1	0.93mi

Listing history 2 events

1. 2026-05-15
   status Under Contract 40-char remark
2. 2026-05-15
   listed $259,000 New 40-char remark

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

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 · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,500
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$7,535
• Taxable loss: −$13,363
• Est. tax savings @ 24.0%: +$3,207
• After-tax cash flow: $-5,237/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: Madison County
• NCES district ID: 1303480
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $43,465
• Composite: 37.21/100
• National rank: #4469
• State rank: #29 of 174 in GA

Livability — Colbert

• Score: 65/100
• State rank: #206
• US rank: #12623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,261
• Population (ZIP): 7,261

Population outlook (Madison County) Hauer SSP2

• Today (2025): 28,986 people
• By 2030: 28,972 · +-0.0%
• By 2040: 28,711 · -0.9%
• By 2050: 28,282 · -2.4%
• By 2075: 28,346 · -2.2%
• By 2100: 28,189 · -2.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 9% Two or more races 5% Asian 5% Hispanic / Latino 4%
• Common ancestry: Russian 3% Serbian 2% Italian 2%
• Foreign-born: 5% · Philippines, Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 4%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+54.8) · D 22.4% · R 77.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -46.4pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+53.0 2016: R+56.7 2012: R+53.8 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.22%
• Current HPI: 298.3635
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-12 Sold (MLS) $259,000 GAMLS
• 2026-05-15 Pending — GAMLS
• 2026-05-15 Listed $259,000 GAMLS