1682 Pearson Hwy · Homerville, GA 31634

$210,000

4 bd · 2.5 ba · 3,194 sqft · SingleFamily public records · 24 Days on market

Built 1996 1.11 ac lot $66/sqft · 51% below area

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +7.4/10.0
• Cash flow +6.0/30.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Looking for space, flexibility, and the opportunity to make a home your own? This unique stucco home offers over 3,000 square feet with a versatile layout, multiple living areas, and room to spread out both inside and out. Featuring 5 bedrooms and 3.5 bathrooms, the main level offers a split floorplan with the primary suite downstairs along with two additional bedrooms and 2.5 bathrooms. You'll also find a large living room, spacious kitchen, breakfast/dining area, and additional tiled flex space perfect for storage, hobbies, office space, or a bonus room setup. Upstairs offers 2 additional bedrooms, a full bathroom with double vanity, a large bonus room, and extra storage space - giving this home endless possibilities for larger households, guests, work-from-home needs, or entertainment space. Outside, enjoy covered front and back porches, mature shade trees, a spacious yard, and a large parking pad - all situated on just over an acre. The home will need some updates and repairs, but with its size, layout, and potential, this could be an incredible opportunity for a buyer ready to add their own vision and personal touches.

Key facts

• Versatile layout
• Split floorplan
• Tiled flex space

Tags

• STUCCO HOME
• VERSATILE LAYOUT
• MULTIPLE LIVING AREAS
• SPLIT FLOORPLAN
• PRIMARY SUITE DOWNSTAIRS
• TILED FLEX SPACE

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: No parking
• Utilities: Water from a well; Septic tank sewer; Other utilities
• Home design: Single family residence; House structure type; Built in 1996
• Construction: Stucco construction; Other roof
• Exterior features: Spa (bath feature); Other lot features

Interior

• Kitchen: No appliances included
• Bedrooms: 5 bedrooms total; 3 bedrooms on the main level
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 3 full bathrooms; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity; Separate shower; Walk-in closets; Two levels; No fireplaces; Resale condition
• Laundry & utility: Laundry room; Other laundry features

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-406 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (34.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (34.9% below list).
• Recommended offer: $137k (34.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#303 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Clinch County (rural): math 34% / reading 30% proficiency, ranked #90 of 174 in GA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clinch County Elementary School (math 47% / reading 27%, grade F, #485 of 1,228 statewide, top 41%, 535 students, 74% FRL); Clinch County Middle School (math 32% / reading 35%, grade F, #206 of 470 statewide, top 45%, 290 students, 74% FRL); Clinch County High School (math 22% / reading 22%, grade F, #213 of 424 statewide, top 51%, 426 students, 74% FRL).
• Market conditions: 32 active listings in the ZIP.

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $10k appreciation (4.8% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $149k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,807 (34.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.65% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.28%
• DSCR: 0.63
• GRM: 12.8

CMA / ARV

• ARV (median comp): $430,396
• List price: $210,000
• Delta: -51.21%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Huckleberry Rd	0.57mi	4/4.5	3,342 (+5%)	22mo	$479,900	$144	40

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

Projected returns pro-forma

4.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.34×
• Total profit: $20,096
• Equity at exit: $116,347

10-year hold

• IRR: 7.8%
• Equity multiple: 2.44×
• Total profit: $84,430
• Equity at exit: $198,637

Cash invested: $58,800 (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 31634

• Home prices YoY: 2.9%
• Active inventory: 32
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$298 /mo · $3,575/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-406

Break-even live

Break-even rent $1,882

Max offer price $138,299

Occupancy floor —

Sensitivity live

Price	-10% $-287	-5% $-346	+0% $-406	+5% $-465	+10% $-525
Rent	-10% $-514	-5% $-460	+0% $-406	+5% $-352	+10% $-298
Rate	-1.0pp $-300	-0.5pp $-352	base $-406	+0.5pp $-460	+1.0pp $-516

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   status $210,000 Under Contract 24 DOM
2. 2026-06-08
   days on market $210,000 Active 24 DOM

   Show marketing remark (1141 chars)

   Looking for space, flexibility, and the opportunity to make a home your own? This unique stucco home offers over 3,000 square feet with a versatile layout, multiple living areas, and room to spread out both inside and out. Featuring 5 bedrooms and 3.5 bathrooms, the main level offers a split floorplan with the primary suite downstairs along with two additional bedrooms and 2.5 bathrooms. You'll also find a large living room, spacious kitchen, breakfast/dining area, and additional tiled flex space perfect for storage, hobbies, office space, or a bonus room setup. Upstairs offers 2 additional bedrooms, a full bathroom with double vanity, a large bonus room, and extra storage space - giving this home endless possibilities for larger households, guests, work-from-home needs, or entertainment space. Outside, enjoy covered front and back porches, mature shade trees, a spacious yard, and a large parking pad - all situated on just over an acre. The home will need some updates and repairs, but with its size, layout, and potential, this could be an incredible opportunity for a buyer ready to add their own vision and personal touches.

3. 2026-06-07
   days on market $210,000 Active 23 DOM
4. 2026-06-07
   days on market $210,000 Active 22 DOM
5. 2026-06-04
   days on market $210,000 Active 19 DOM
6. 2026-06-02
   days on market $210,000 Active 18 DOM
7. 2026-06-01
   days on market $210,000 Active 17 DOM
8. 2026-05-31
   days on market $210,000 Active 16 DOM
9. 2026-05-31
   statusdays on market $210,000 Active 15 DOM
10. 2026-05-15
    listed $215,000 New 1153-char remark
11. 2011-11-02
    soldstatus $149,000

ⓘ 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: $3,575 · $298/mo
• Projected year-2 tax: $3,575 · $298/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,417
• − Mortgage interest: −$11,763
• − Property taxes: −$3,575
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$6,109
• Taxable loss: −$8,707
• Est. tax savings @ 24.0%: +$2,090
• After-tax cash flow: $-2,781/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: Clinch County
• NCES district ID: 1301260
• Math proficiency: 34% ▲ 8.00%
• Reading proficiency: 30% ▼ -2.00%
• Median HH income: $31,048
• Composite: 26.08/100
• National rank: #7295
• State rank: #90 of 174 in GA

Livability — Homerville

• Score: 62/100
• State rank: #303
• US rank: #16493

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,178

Population outlook (Clinch County) Hauer SSP2

• Today (2025): 7,052 people
• By 2030: 7,091 · +0.6%
• By 2040: 7,116 · +0.9%
• By 2050: 7,170 · +1.7%
• By 2075: 7,495 · +6.3%
• By 2100: 7,828 · +11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 27% Two or more races 4%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Clinch

• 2024 margin: Solid R (+51.5) · D 24.1% · R 75.7%
• 2008→2024 swing: -26.0pp toward R · 2008: -25.6pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+47.6 2016: R+42.5 2012: R+30.2 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.79%
• Current HPI: 168.9842
• 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

+40.9% since first listed

6 events — show timeline

• 2026-06-08 Pending — GIAR
• 2026-06-08 Pending — GAMLS
• 2026-05-27 Price Changed $210,000 GAMLS
• 2026-05-15 Listed $215,000 GAMLS
• 2026-05-13 Listed $210,000 GIAR
• 2011-11-02 Sold (Public Records) $149,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,575 · +50.7% YoY. Source: county tax records.