108 Indigo Cir · Homer, GA 30547

$210,000

2 bd · 2.5 ba · 1,582 sqft · Townhouse public records · 40 Days on market

Built 2022 1,306 sqft lot $133/sqft · 20% below area Est $266k · 21% under ↓ 23% since listing

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +10.8/30.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• DSCR +3.1/10.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• Built 2022
• Listed 39 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Sewer: Unknown
• Home design: Residential townhouse; Above-grade living area approximately 1,600 square feet
• Construction: Wood siding exterior; Slab foundation
• Exterior features: No pool

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (22.8% below list).
• Recommended offer: $162k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.3% in Homer — 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 67/100 on livability (#178 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Banks County (rural): math 29% / reading 37% proficiency, ranked #75 of 174 in GA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 102 units permitted in Banks County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Banks County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 7 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,211 (22.8% 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 40 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. 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: 0.77% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 10.8

CMA / ARV

• ARV (median comp): $266,097
• List price: $210,000
• Delta: -21.08%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Indigo Cir	0.00mi	3/2.5 (+1)	1,610 (+2%)	3mo	$259,900	$161	90
110 Magnolia Pl	0.08mi	3/2.5 (+1)	1,662 (+5%)	2mo	$305,000	$184	81
112 Magnolia Pl	0.08mi	3/2.5 (+1)	1,662 (+5%)	6mo	$310,000	$187	78
118 Magnolia Pl	0.05mi	3/2.5 (+1)	1,662 (+5%)	20mo	$323,500	$195	67
115 Greenview Ct	0.18mi	3/2.5 (+1)	1,384 (-12%)	1mo	$283,356	$205	65
106 Greenview Ct	0.15mi	3/2.5 (+1)	1,384 (-12%)	4mo	$290,000	$210	64
102 Greenview Ct #1603	0.16mi	3/2.5 (+1)	1,384 (-12%)	7mo	$278,305	$201	61
116 Greenview Ct	0.18mi	3/2.5 (+1)	1,384 (-12%)	23mo	$282,817	$204	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.84×
• Total profit: $108,113
• Equity at exit: $189,185

10-year hold

• IRR: 20.4%
• Equity multiple: 6.50×
• Total profit: $323,243
• Equity at exit: $407,984

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 30547

• Home prices YoY: 5.2%
• Active inventory: 91
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$191 /mo · $2,288/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-98

Break-even live

Break-even rent $1,746

Max offer price $192,697

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-39	+0% $-98	+5% $-157	+10% $-217
Rent	-10% $-226	-5% $-162	+0% $-98	+5% $-34	+10% $30
Rate	-1.0pp $8	-0.5pp $-45	base $-98	+0.5pp $-152	+1.0pp $-208

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 32 events

1. 2026-06-21
   days on market $210,000 Active 40 DOM
2. 2026-06-19
   days on market $210,000 Active 38 DOM
3. 2026-06-18
   days on market $210,000 Active 37 DOM
4. 2026-06-17
   days on market $210,000 Active 36 DOM
5. 2026-06-16
   days on market $210,000 Active 35 DOM
6. 2026-06-15
   days on market $210,000 Active 34 DOM
7. 2026-06-14
   days on market $210,000 Active 32 DOM
8. 2026-06-12
   days on market $210,000 Active 31 DOM
9. 2026-06-09
   days on market $210,000 Active 28 DOM
10. 2026-06-08
    days on market $210,000 Active 27 DOM
11. 2026-06-07
    days on market $210,000 Active 26 DOM
12. 2026-06-05
    days on market $210,000 Active 24 DOM
13. 2026-06-03
    days on market $210,000 Active 22 DOM
14. 2026-06-02
    days on market $210,000 Active 21 DOM
15. 2026-06-01
    days on market $210,000 Active 20 DOM
16. 2026-05-31
    days on market $210,000 Active 19 DOM
17. 2026-05-31
    days on market $210,000 Active 18 DOM
18. 2026-05-12
    listed $210,000 Active 246-char remark
19. 2026-02-19
    status Back On Market
20. 2026-02-18
    historical
21. 2025-10-28
    status Under Contract
22. 2025-10-27
    listed $250,000 New
23. 2025-09-30
    historical
24. 2025-07-15
    historical
25. 2025-06-30
    price $250,000
26. 2025-06-30
    price $250,000
27. 2025-05-05
    listed $277,000 New
28. 2025-05-05
    listed $277,000 Active
29. 2025-05-05
    historical
30. 2025-03-31
    listed $299,900 New
31. 2023-04-28
    historical
32. 2022-06-30
    listed $271,900 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: $2,288 · $191/mo
• Projected year-2 tax: $2,288 · $191/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 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,465
• − Mortgage interest: −$11,763
• − Property taxes: −$2,288
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$6,109
• Taxable loss: −$4,859
• Est. tax savings @ 24.0%: +$1,166
• After-tax cash flow: $-9/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: Banks County
• NCES district ID: 1300240
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 37% ▼ -9.00%
• Median HH income: $41,507
• Composite: 27.85/100
• National rank: #6878
• State rank: #75 of 174 in GA

Livability — Homer

• Score: 67/100
• State rank: #178
• US rank: #11191

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homer, GA
• Population (ZIP): 3,087

Population outlook (Banks County) Hauer SSP2

• Today (2025): 18,448 people
• By 2030: 18,157 · -1.6%
• By 2040: 17,193 · -6.8%
• By 2050: 15,951 · -13.5%
• By 2075: 13,472 · -27.0%
• By 2100: 11,562 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Banks

• 2024 margin: Solid R (+78.2) · D 10.8% · R 89.0%
• 2008→2024 swing: -12.6pp toward R · 2008: -65.6pp · 2024: -78.2pp
• All cycles: 2024: R+78.2 2020: R+78.0 2016: R+78.4 2012: R+73.9 2008: R+65.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.05%
• Current HPI: 346.387
• 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

-22.8% since first listed

15 events — show timeline

• 2026-05-12 Listed $210,000 CGMLS
• 2026-02-19 Relisted — GAMLS
• 2026-02-18 Listing Removed — GAMLS
• 2025-10-28 Pending — GAMLS
• 2025-10-27 Listed $250,000 GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-07-15 Listing Removed — FMLS
• 2025-06-30 Price Changed $250,000 GAMLS
• 2025-06-30 Price Changed $250,000 FMLS
• 2025-05-05 Listing Removed — GAMLS
• 2025-05-05 Listed $277,000 FMLS
• 2025-05-05 Listed $277,000 GAMLS
• 2025-03-31 Listed $299,900 GAMLS
• 2023-04-28 Listing Removed — GAMLS
• 2022-06-30 Listed $271,900 GAMLS

Property tax history

+5.1%/yr

Latest (2025): $2,288 · +7.3% YoY. Source: county tax records.