155 Scoggins St · Summerville, GA 30747

$99,900

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 608 Days on market

Built 1948 0.36 ac lot $111/sqft · 27% below area Est $136k · 27% under ↓ 33% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great starter home in the city of Summerville, selling as is with all contents, living room with fireplace, eat-in kitchen, two bedrooms and a central bath, overall good condition with normal wear and tear, nice level fenced yard with single parking garage area with storage and an outbuilding situated on .36 acres. CALL FOR A PRIVATE SHOWING!

Key facts

• Level fenced yard
• 0.36 acre lot
• Garage

Tags

• FIREPLACE IN LIVING ROOM
• LEVEL FENCED YARD
• SINGLE PARKING GARAGE
• OUTBUILDING ON DOUBLE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-36 ($-426/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (14.9% below list).
• Recommended offer: $85k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.4% in Summerville — 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 60/100 on livability (#364 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Chattooga County (rural): math 18% / reading 26% proficiency, ranked #140 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Leroy Massey Elementary School (math 13% / reading 18%, grade F, #973 of 1,228 statewide, top 80%, 814 students, 83% FRL); Summerville Middle School (math 12% / reading 23%, grade F, #377 of 470 statewide, top 81%, 384 students, 80% FRL); Chattooga High School (math 17% / reading 32%, grade F, #184 of 424 statewide, top 48%, 713 students, 65% FRL).
• Market conditions: 116 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Chattooga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Chattooga County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 608 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $50k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000 (14.9% 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. It's been on market 608 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (median comp): $136,376
• List price: $99,900
• Delta: -26.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Scoggins St	0.00mi	2/1.0	904 (0%)	1mo	$85,000	$94	99
46 Megginson Dr	0.12mi	2/1.0	982 (+9%)	1mo	$152,000	$155	79
192 Kelly St	0.26mi	2/1.0	960 (+6%)	8mo	$160,000	$167	71
60 NW Congress St	0.19mi	2/1.5	888 (-2%)	19mo	$146,250	$165	70
103 Highland Ave	0.41mi	2/1.0	858 (-5%)	6mo	$80,000	$93	68
5 Megginson Dr	0.08mi	3/2.0 (+1)	972 (+8%)	20mo	$163,000	$168	59
5 Megginson Dr	0.08mi	3/2.0 (+1)	972 (+8%)	20mo	$163,000	$168	59
240 Fourth St	0.52mi	2/1.0	876 (-3%)	18mo	$137,000	$156	56
221 Dry Valley Rd	0.72mi	3/1.0 (+1)	1,034 (+14%)	14mo	$55,000	$53	26

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

Projected returns pro-forma

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

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-18,427
• Equity at exit: $14,895

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-18,864
• Equity at exit: $8,638

Cash invested: $27,972 (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 30747

• Home prices YoY: -11.0%
• Active inventory: 116
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-36

Break-even live

Break-even rent $895

Max offer price $93,627

Occupancy floor 99%

Sensitivity live

Price	-10% $21	-5% $-7	+0% $-36	+5% $-64	+10% $-92
Rent	-10% $-103	-5% $-69	+0% $-36	+5% $-2	+10% $32
Rate	-1.0pp $15	-0.5pp $-10	base $-36	+0.5pp $-61	+1.0pp $-88

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Highway 48 Oil Mill Rd Unit 2 Summerville, GA	1.0	1.0	850	$850	$1.00	25d	1	0.60mi

Listing history 11 events

1. 2026-05-13
   status Under Contract 348-char remark

   Show marketing remark (348 chars)

   A great starter home in the city of Summerville, selling as is with all contents, living room with fireplace, eat-in kitchen, two bedrooms and a central bath, overall good condition with normal wear and tear, nice level fenced yard with single parking garage area with storage and an outbuilding situated on .36 acres. CALL FOR A PRIVATE SHOWING!

2. 2026-03-30
   price $99,900 348-char remark

   Show marketing remark (348 chars)

   A great starter home in the city of Summerville, selling as is with all contents, living room with fireplace, eat-in kitchen, two bedrooms and a central bath, overall good condition with normal wear and tear, nice level fenced yard with single parking garage area with storage and an outbuilding situated on .36 acres. CALL FOR A PRIVATE SHOWING!

3. 2025-12-18
   status Back On Market 348-char remark

   Show marketing remark (348 chars)

   A great starter home in the city of Summerville, selling as is with all contents, living room with fireplace, eat-in kitchen, two bedrooms and a central bath, overall good condition with normal wear and tear, nice level fenced yard with single parking garage area with storage and an outbuilding situated on .36 acres. CALL FOR A PRIVATE SHOWING!

4. 2025-12-17
   historical 348-char remark

   Show marketing remark (348 chars)

   A great starter home in the city of Summerville, selling as is with all contents, living room with fireplace, eat-in kitchen, two bedrooms and a central bath, overall good condition with normal wear and tear, nice level fenced yard with single parking garage area with storage and an outbuilding situated on .36 acres. CALL FOR A PRIVATE SHOWING!

5. 2025-06-16
   status Back On Market 348-char remark

   Show marketing remark (348 chars)

   A great starter home in the city of Summerville, selling as is with all contents, living room with fireplace, eat-in kitchen, two bedrooms and a central bath, overall good condition with normal wear and tear, nice level fenced yard with single parking garage area with storage and an outbuilding situated on .36 acres. CALL FOR A PRIVATE SHOWING!

6. 2025-05-26
   historical 348-char remark

   Show marketing remark (348 chars)

   A great starter home in the city of Summerville, selling as is with all contents, living room with fireplace, eat-in kitchen, two bedrooms and a central bath, overall good condition with normal wear and tear, nice level fenced yard with single parking garage area with storage and an outbuilding situated on .36 acres. CALL FOR A PRIVATE SHOWING!

7. 2025-03-11
   status Back On Market 348-char remark

   Show marketing remark (348 chars)

   A great starter home in the city of Summerville, selling as is with all contents, living room with fireplace, eat-in kitchen, two bedrooms and a central bath, overall good condition with normal wear and tear, nice level fenced yard with single parking garage area with storage and an outbuilding situated on .36 acres. CALL FOR A PRIVATE SHOWING!

8. 2025-03-11
   status Under Contract 348-char remark

   Show marketing remark (348 chars)

   A great starter home in the city of Summerville, selling as is with all contents, living room with fireplace, eat-in kitchen, two bedrooms and a central bath, overall good condition with normal wear and tear, nice level fenced yard with single parking garage area with storage and an outbuilding situated on .36 acres. CALL FOR A PRIVATE SHOWING!

9. 2024-11-12
   status Back On Market 348-char remark

   Show marketing remark (348 chars)

   A great starter home in the city of Summerville, selling as is with all contents, living room with fireplace, eat-in kitchen, two bedrooms and a central bath, overall good condition with normal wear and tear, nice level fenced yard with single parking garage area with storage and an outbuilding situated on .36 acres. CALL FOR A PRIVATE SHOWING!

10. 2024-10-30
    status Under Contract 348-char remark

    Show marketing remark (348 chars)

    A great starter home in the city of Summerville, selling as is with all contents, living room with fireplace, eat-in kitchen, two bedrooms and a central bath, overall good condition with normal wear and tear, nice level fenced yard with single parking garage area with storage and an outbuilding situated on .36 acres. CALL FOR A PRIVATE SHOWING!

11. 2024-08-01
    listed $149,900 New 348-char remark

    Show marketing remark (348 chars)

    A great starter home in the city of Summerville, selling as is with all contents, living room with fireplace, eat-in kitchen, two bedrooms and a central bath, overall good condition with normal wear and tear, nice level fenced yard with single parking garage area with storage and an outbuilding situated on .36 acres. CALL FOR A PRIVATE SHOWING!

ⓘ 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: $900 · $75/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$19/yr (+$2/mo · 2.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,200
• − Mortgage interest: −$5,596
• − Property taxes: −$900
• − Insurance: −$1,297
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,906
• Taxable loss: −$2,132
• Est. tax savings @ 24.0%: +$512
• After-tax cash flow: $85/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: Chattooga County
• NCES district ID: 1301080
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $33,123
• Composite: 17.93/100
• National rank: #8996
• State rank: #140 of 174 in GA

Livability — Summerville

• Score: 60/100
• State rank: #364
• US rank: #18649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summerville, GA
• Population (ZIP): 14,720

Population outlook (Chattooga County) Hauer SSP2

• Today (2025): 23,451 people
• By 2030: 22,595 · -3.7%
• By 2040: 20,808 · -11.3%
• By 2050: 19,079 · -18.6%
• By 2075: 15,131 · -35.5%
• By 2100: 10,904 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Chattooga

• 2024 margin: Solid R (+64.2) · D 17.7% · R 81.9%
• 2008→2024 swing: -28.4pp toward R · 2008: -35.8pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+61.8 2016: R+58.8 2012: R+41.3 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.83%
• Current HPI: 249.4655
• 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

-33.4% since first listed

11 events — show timeline

• 2026-05-13 Pending — GAMLS
• 2026-03-30 Price Changed $99,900 GAMLS
• 2025-12-18 Relisted — GAMLS
• 2025-12-17 Listing Removed — GAMLS
• 2025-06-16 Relisted — GAMLS
• 2025-05-26 Listing Removed — GAMLS
• 2025-03-11 Relisted — GAMLS
• 2025-03-11 Pending — GAMLS
• 2024-11-12 Relisted — GAMLS
• 2024-10-30 Pending — GAMLS
• 2024-08-01 Listed $149,900 GAMLS