204 Mock St · Sylvania, GA 30467

$169,653

3 bd · 1.5 ba · 1,680 sqft · SingleFamily public records · 52 Days on market

Built 1964 0.42 ac lot $101/sqft · at area comps Est $163k · at est.

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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 +15.7/30.0
• ARV discount +5.8/15.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 3 bedroom and 1 1/2 half bathroom home that includes 1,680 square feet. This home sits on .42 acres conveniently located within Sylvania's city limits in Sylvan Heights. Sylvan Heights offers 3 lakes along with a community playground area. Upon walking in you are greeted by a spacious living area with much natural lighting that leads into the kitchen. The kitchen has all new appliances along with a formal dining area that has original double sided fireplace that is shared with the next room over being the front door entranceway. This room has numerous possibilities. Leading into the hallway you will find 3 bedrooms that are well suited with space along with new flooring. Within the hallway you will also find the full bathroom. This home offers much relaxing space outside with screened in brick front porch with newer ceiling fan great for those summer days. This home has much brick work throughout and around the property as well as decorative brick fencing.

Key facts

• Separate living room
• Open kitchen layout
• Nearly half an acre

Tags

• ALL-BRICK CONSTRUCTION
• SPACIOUS FAMILY ROOM
• SEPARATE LIVING ROOM
• OPEN KITCHEN LAYOUT
• NEARLY HALF AN ACRE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Corner lot; Has a view

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $74 ($887/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (14.0% below list).
• Recommended offer: $146k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.3% in Sylvania — 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 64/100 on livability (#259 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety C-, schools D-, amenities F.
• Screven County (town): math 39% / reading 33% proficiency, ranked #66 of 174 in GA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 76 active listings in the ZIP; 23 units permitted in Screven County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Screven County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,897 (14.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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?
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: 0.86% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (median comp): $163,490
• List price: $169,653
• Delta: 3.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Forest Rd	0.52mi	3/3.0	1,749 (+4%)	1mo	$220,000	$126	62
210 S Parkway Dr	0.28mi	3/2.0	1,446 (-14%)	2mo	$213,500	$148	60
215 Wildwood Dr	0.49mi	3/2.5	1,596 (-5%)	10mo	$280,000	$175	56
307 Peachtree Cir	0.26mi	3/2.0	1,542 (-8%)	21mo	$195,000	$126	55
211 Camelia Dr	0.65mi	3/2.0	1,565 (-7%)	2mo	$249,000	$159	55
207 Georgia Ave	0.54mi	2/2.0 (-1)	1,512 (-10%)	5mo	$205,000	$136	46

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-22,817
• Equity at exit: $25,296

10-year hold

• IRR: -4.5%
• Equity multiple: 0.71×
• Total profit: $-13,948
• Equity at exit: $14,668

Cash invested: $47,503 (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 30467

• Home prices YoY: -14.3%
• Active inventory: 76
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$890
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $74

Break-even live

Break-even rent $1,365

Max offer price $169,653

Occupancy floor 90%

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: $42,413
• Closing costs: $5,090
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $169,653 Active 52 DOM
2. 2026-06-18
   days on market $169,653 Active 51 DOM
3. 2026-06-17
   days on market $169,653 Active 50 DOM
4. 2026-06-16
   days on market $169,653 Active 49 DOM
5. 2026-06-15
   days on market $169,653 Active 48 DOM
6. 2026-06-14
   days on market $169,653 Active 46 DOM
7. 2026-06-13
   days on market $169,653 Active 45 DOM
8. 2026-06-10
   days on market $169,653 Active 43 DOM
9. 2026-06-09
   days on market $169,653 Active 42 DOM
10. 2026-06-08
    days on market $169,653 Active 41 DOM
11. 2026-06-07
    days on market $169,653 Active 40 DOM
12. 2026-06-03
    days on market $169,653 Active 36 DOM
13. 2026-06-02
    days on market $169,653 Active 35 DOM
14. 2026-06-01
    days on market $169,653 Active 34 DOM
15. 2026-05-31
    days on market $169,653 Active 33 DOM
16. 2026-05-30
    days on market $169,653 Active 32 DOM
17. 2026-04-28
    listed $174,900 Active 447-char remark
18. 2023-09-22
    soldstatus $166,000 Sold 991-char remark

    Show marketing remark (1000 chars)

    Welcome home to this 3 bedroom and 1 1/2 half bathroom home that includes 1,680 square feet. This home sits on . 42 acres conveniently located within Sylvania's city limits in Sylvan Heights. Sylvan Heights offers 3 lakes along with a community playground area. Upon walking in you are greeted by a spacious living area with much natural lighting that leads into the kitchen. The kitchen has all new appliances along with a formal dining area that has original double sided fireplace that is shared with the next room over being the front door entranceway. This room has numerous possibilities. Leading into the hallway you will find 3 bedrooms that are well suited with space along with new flooring. Within the hallway you will also find the full bathroom. This home offers much relaxing space outside with screened in brick front porch with newer ceiling fan great for those summer days. There is brick work throughout and around the property as well as decorative brick fencing. HVAC 2 years old.

19. 2023-09-22
    soldstatus $166,000

    Show marketing remark (1000 chars)

    Welcome home to this 3 bedroom and 1 1/2 half bathroom home that includes 1,680 square feet. This home sits on . 42 acres conveniently located within Sylvania's city limits in Sylvan Heights. Sylvan Heights offers 3 lakes along with a community playground area. Upon walking in you are greeted by a spacious living area with much natural lighting that leads into the kitchen. The kitchen has all new appliances along with a formal dining area that has original double sided fireplace that is shared with the next room over being the front door entranceway. This room has numerous possibilities. Leading into the hallway you will find 3 bedrooms that are well suited with space along with new flooring. Within the hallway you will also find the full bathroom. This home offers much relaxing space outside with screened in brick front porch with newer ceiling fan great for those summer days. There is brick work throughout and around the property as well as decorative brick fencing. HVAC 2 years old.

20. 2023-08-23
    historical Active Under Contract 991-char remark

    Show marketing remark (991 chars)

    Welcome home to this 3 bedroom and 1 1/2 half bathroom home that includes 1,680 square feet. This home sits on .42 acres conveniently located within Sylvania's city limits in Sylvan Heights. Sylvan Heights offers 3 lakes along with a community playground area. Upon walking in you are greeted by a spacious living area with much natural lighting that leads into the kitchen. The kitchen has all new appliances along with a formal dining area that has original double sided fireplace that is shared with the next room over being the front door entranceway. This room has numerous possibilities. Leading into the hallway you will find 3 bedrooms that are well suited with space along with new flooring. Within the hallway you will also find the full bathroom. This home offers much relaxing space outside with screened in brick front porch with newer ceiling fan great for those summer days. This home has much brick work throughout and around the property as well as decorative brick fencing.

21. 2023-08-19
    price $165,000 991-char remark

    Show marketing remark (991 chars)

    Welcome home to this 3 bedroom and 1 1/2 half bathroom home that includes 1,680 square feet. This home sits on .42 acres conveniently located within Sylvania's city limits in Sylvan Heights. Sylvan Heights offers 3 lakes along with a community playground area. Upon walking in you are greeted by a spacious living area with much natural lighting that leads into the kitchen. The kitchen has all new appliances along with a formal dining area that has original double sided fireplace that is shared with the next room over being the front door entranceway. This room has numerous possibilities. Leading into the hallway you will find 3 bedrooms that are well suited with space along with new flooring. Within the hallway you will also find the full bathroom. This home offers much relaxing space outside with screened in brick front porch with newer ceiling fan great for those summer days. This home has much brick work throughout and around the property as well as decorative brick fencing.

22. 2023-08-11
    listed $179,900 New 991-char remark

    Show marketing remark (1000 chars)

    Welcome home to this 3 bedroom and 1 1/2 half bathroom home that includes 1,680 square feet. This home sits on . 42 acres conveniently located within Sylvania's city limits in Sylvan Heights. Sylvan Heights offers 3 lakes along with a community playground area. Upon walking in you are greeted by a spacious living area with much natural lighting that leads into the kitchen. The kitchen has all new appliances along with a formal dining area that has original double sided fireplace that is shared with the next room over being the front door entranceway. This room has numerous possibilities. Leading into the hallway you will find 3 bedrooms that are well suited with space along with new flooring. Within the hallway you will also find the full bathroom. This home offers much relaxing space outside with screened in brick front porch with newer ceiling fan great for those summer days. There is brick work throughout and around the property as well as decorative brick fencing. HVAC 2 years old.

23. 2023-08-11
    listed $165,000

    Show marketing remark (1000 chars)

    Welcome home to this 3 bedroom and 1 1/2 half bathroom home that includes 1,680 square feet. This home sits on . 42 acres conveniently located within Sylvania's city limits in Sylvan Heights. Sylvan Heights offers 3 lakes along with a community playground area. Upon walking in you are greeted by a spacious living area with much natural lighting that leads into the kitchen. The kitchen has all new appliances along with a formal dining area that has original double sided fireplace that is shared with the next room over being the front door entranceway. This room has numerous possibilities. Leading into the hallway you will find 3 bedrooms that are well suited with space along with new flooring. Within the hallway you will also find the full bathroom. This home offers much relaxing space outside with screened in brick front porch with newer ceiling fan great for those summer days. There is brick work throughout and around the property as well as decorative brick fencing. HVAC 2 years old.

24. 2023-08-11
    listed $165,000

    Show marketing remark (1000 chars)

    Welcome home to this 3 bedroom and 1 1/2 half bathroom home that includes 1,680 square feet. This home sits on . 42 acres conveniently located within Sylvania's city limits in Sylvan Heights. Sylvan Heights offers 3 lakes along with a community playground area. Upon walking in you are greeted by a spacious living area with much natural lighting that leads into the kitchen. The kitchen has all new appliances along with a formal dining area that has original double sided fireplace that is shared with the next room over being the front door entranceway. This room has numerous possibilities. Leading into the hallway you will find 3 bedrooms that are well suited with space along with new flooring. Within the hallway you will also find the full bathroom. This home offers much relaxing space outside with screened in brick front porch with newer ceiling fan great for those summer days. There is brick work throughout and around the property as well as decorative brick fencing. HVAC 2 years old.

25. 2022-06-15
    soldstatus $90,000
26. 2022-06-14
    soldstatus $90,000 Sold
27. 2022-05-23
    status Under Contract
28. 2022-04-22
    listed $110,000 New

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $1,561 · $130/mo
• Expected delta: +$142/yr (+$12/mo · 10.0%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,508
• − Mortgage interest: −$9,503
• − Property taxes: −$1,419
• − Insurance: −$848
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$4,935
• Taxable loss: −$2,000
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $1,367/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: Screven County
• NCES district ID: 1304500
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $34,477
• Composite: 29.72/100
• National rank: #6447
• State rank: #66 of 174 in GA

Livability — Sylvania

• Score: 64/100
• State rank: #259
• US rank: #14225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sylvania, GA
• Population (ZIP): 11,606

Population outlook (Screven County) Hauer SSP2

• Today (2025): 13,462 people
• By 2030: 12,957 · -3.8%
• By 2040: 11,853 · -12.0%
• By 2050: 10,686 · -20.6%
• By 2075: 8,272 · -38.6%
• By 2100: 6,545 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 42% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 3% Danish 1% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Screven

• 2024 margin: Strong R (+25.2) · D 37.3% · R 62.5%
• 2008→2024 swing: -19.0pp toward R · 2008: -6.2pp · 2024: -25.2pp
• All cycles: 2024: R+25.2 2020: R+18.9 2016: R+17.6 2012: R+8.5 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.03%
• Current HPI: 227.565
• 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

+54.2% since first listed

13 events — show timeline

• 2026-05-29 Price Changed $169,653 Hive MLS
• 2026-04-28 Listed $174,900 Hive MLS
• 2023-09-22 Sold (MLS) $166,000 Hive MLS
• 2023-09-22 Sold (MLS) $166,000 GAMLS
• 2023-08-23 Contingent — GAMLS
• 2023-08-19 Price Changed $165,000 GAMLS
• 2023-08-11 Listed $165,000 Hive MLS
• 2023-08-11 Listed $165,000 Hive MLS
• 2023-08-11 Listed $179,900 GAMLS
• 2022-06-15 Sold (Public Records) $90,000 Public Records
• 2022-06-14 Sold (MLS) $90,000 GAMLS
• 2022-05-23 Pending — GAMLS
• 2022-04-22 Listed $110,000 GAMLS

Property tax history

+4.1%/yr

Latest (2025): $1,419 · -14.1% YoY. Source: county tax records.