6946 Main St · Cobbtown, GA 30420

$129,999

3 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 55 Days on market

Built 1955 0.48 ac lot $114/sqft · 19% above area Est $117k · 12% over

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Why this score? — see what drove the B- 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 +27.2/30.0
• Appreciation +9.7/10.0
• DSCR +9.5/10.0
• 1% rule +6.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +2.3/15.0

Listing remarks

Come check out this beautiful home in Cobbtown, Georgia! This 3 bed, 1 bath home offers an open feel with plenty of updates already completed. As soon as you walk in, you'll notice the new exterior door, new interior doors, new vinyl flooring, fresh paint, updated kitchen with new cabinetry, new water heater, new shower and bath combo, updated vanity, a new roof, and much more! The property also features a large front porch, spacious yard, new driveway, and a large exterior building that could be used for storage, a workshop, or extra space. Low maintenance, affordable, and full of potential! Come see it!

Key facts

• Fresh paint
• New exterior door
• New interior doors

Tags

• NEW EXTERIOR DOOR
• NEW INTERIOR DOORS
• NEW VINYL FLOORING
• FRESH PAINT
• UPDATED KITCHEN
• NEW CABINETRY

Property features AI

Finance

• Other: Lot approximately 0.48 acre (per public records)
• HOA & community: No HOA

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available
• Home design: Single-family residence (house); One story
• Construction: Built in 1955; Wood siding; Composition roof; Crawl space foundation
• Exterior features: Balcony; Outbuilding and workshop on the property; City lot; open lot

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled interior; Fireplace (1)
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#486 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Tattnall County (rural): math 29% / reading 28% proficiency, ranked #103 of 174 in GA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Tattnall Middle School (math 34% / reading 33%, grade F, #206 of 470 statewide, top 45%, 446 students, 78% FRL).
• Market conditions: 31 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 46 units permitted in Tattnall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($899 loan paydown + $12k appreciation (9.3% local appreciation)).
• Tattnall County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $130k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $126,099 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.15% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.32%
• DSCR: 1.55
• GRM: 7.2

CMA / ARV

• ARV (median comp): $116,508
• List price: $129,999
• Delta: 11.58%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6681 State Hwy 152	0.28mi	3/2.0	1,151 (+1%)	2mo	$45,000	$39	79

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

Projected returns pro-forma

9.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 3.43×
• Total profit: $88,508
• Equity at exit: $110,656

10-year hold

• IRR: 27.9%
• Equity multiple: 7.61×
• Total profit: $240,481
• Equity at exit: $232,080

Cash invested: $36,400 (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 30420

• Home prices YoY: 3.8%
• Active inventory: 31
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$75 /mo · $904/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $374

Break-even live

Break-even rent $1,027

Max offer price $129,999

Occupancy floor 70%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
347 Church St Cobbtown, GA	3.0	2.0	1092	$1,500	$1.37	43d	1	0.15mi

Listing history 19 events

1. 2026-06-19
   days on market $129,999 Active 55 DOM
2. 2026-06-18
   days on market $129,999 Active 54 DOM
3. 2026-06-17
   days on market $129,999 Active 53 DOM
4. 2026-06-16
   days on market $129,999 Active 52 DOM
5. 2026-06-15
   statusdays on market $129,999 Active 51 DOM
6. 2026-06-14
   days on market $129,999 Price Change 49 DOM
7. 2026-06-13
   pricestatusdays on market $129,999 Price Change 48 DOM
8. 2026-06-10
   days on market $139,999 Active 46 DOM
9. 2026-06-09
   days on market $139,999 Active 45 DOM
10. 2026-06-08
    days on market $139,999 Active 44 DOM
11. 2026-06-07
    days on market $139,999 Active 43 DOM
12. 2026-06-05
    days on market $139,999 Active 40 DOM
13. 2026-06-03
    days on market $139,999 Active 39 DOM
14. 2026-06-02
    days on market $139,999 Active 38 DOM
15. 2026-06-01
    days on market $139,999 Active 37 DOM
16. 2026-05-31
    days on market $139,999 Active 36 DOM
17. 2026-05-30
    days on market $139,999 Active 35 DOM
18. 2026-04-25
    listed $139,999 New 619-char remark
19. 2023-08-03
    soldstatus $40,000

ⓘ 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: $904 · $75/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$292/yr (+$24/mo · 32.4%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$7,282
• − Property taxes: −$904
• − Insurance: −$650
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,782
• Taxable income: $2,503
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $3,885/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: Tattnall County
• NCES district ID: 1304770
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 28% ▼ -1.00%
• Median HH income: $36,214
• Composite: 23.65/100
• National rank: #7843
• State rank: #103 of 174 in GA

Livability — Cobbtown

• Score: 56/100
• State rank: #486
• US rank: #22585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cobbtown, GA
• Population (ZIP): 1,521

Population outlook (Tattnall County) Hauer SSP2

• Today (2025): 24,831 people
• By 2030: 24,823 · +-0.0%
• By 2040: 25,225 · +1.6%
• By 2050: 25,678 · +3.4%
• By 2075: 24,210 · -2.5%
• By 2100: 21,404 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 11% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 8% Italian 4% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 7% Tagalog/Filipino 4%

Political lean MEDSL · Tattnall

• 2024 margin: Solid R (+53.4) · D 23.1% · R 76.5%
• 2008→2024 swing: -11.8pp toward R · 2008: -41.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+48.8 2016: R+49.6 2012: R+42.2 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.31%
• Current HPI: 256.8246
• 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

+225.0% since first listed

3 events — show timeline

• 2026-06-11 Price Changed $129,999 GAMLS
• 2026-04-25 Listed $139,999 GAMLS
• 2023-08-03 Sold (Public Records) $40,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $904 · +27.2% YoY. Source: county tax records.