1682 Pearson Hwy

Homerville, GA 31634

$210,000F

4 bd · 2.5 ba · 3,194 sqft · Built 1996 · SingleFamily · Under Contract · 24 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,368/mo
• Mortgage (P&I): −$1,101
• Tax + insurance: −$385
• HOA: −$0
• Vac / Maint / Mgmt: −$287
• Net cashflow: $-406/mo
• Annual: $-4,871/yr
• Cap rate: 3.97%
• Cash-on-cash: -8.28%
• DSCR: 0.63
• 1% rule: 0.65%
• Cash to close: $58,800

Investor read

• This is a 4-bed/2.5-bath single-family listed at $210k.
• 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).
• It's been on market 24 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $137k (34.9% below list) — sets the bar for 1% rule.
• In year one you build about $12k of equity ($1k loan paydown + $10k appreciation (4.8% local appreciation)).
• 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.
• 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.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.