251 S Robinson St · Lenox, GA 31637

$110,000

3 bd · 1.0 ba · 1,698 sqft · SingleFamily public records · 7 Days on market

Built 1940 0.72 ac lot Est $134k · 18% under

---

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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• Appreciation +6.4/10.0
• 1% rule +6.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Large lot with multiple structures and endless possibilities. The home is in need of renovation, making it an ideal project for investors or buyers seeking a property with potential. Plenty of room to expand, improve, or repurpose the existing buildings. Seller Pays: Buyer uses Premium Title Services, the seller's preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/ settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/ settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

Key facts

• Multiple structures
• Large lot
• Room to expand

Tags

• LARGE LOT
• MULTIPLE STRUCTURES
• ROOM TO EXPAND

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story single family home; Residential property (house)
• Construction: Vinyl siding
• Exterior features: Shingle roof; Irregular lot

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 53/100 on livability (#552 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety D, schools F, crime F.
• Cook County (rural): math 29% / reading 27% proficiency, ranked #111 of 174 in GA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 47 units permitted in Cook County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (2.8% local appreciation)).
• Cook County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 1.11% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $134,142
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 S Robinson St	0.02mi	3/1.5	1,900 (+12%)	6mo	$150,000	$79	72

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

Projected returns pro-forma

2.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.81×
• Total profit: $24,837
• Equity at exit: $47,942

10-year hold

• IRR: 16.3%
• Equity multiple: 3.34×
• Total profit: $72,039
• Equity at exit: $72,723

Cash invested: $30,800 (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 31637

• Home prices YoY: 1.2%
• Active inventory: 10
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $204

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 78%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $110,000 Active 7 DOM
2. 2026-06-18
   days on market $110,000 Active 6 DOM
3. 2026-06-17
   days on market $110,000 Active 5 DOM
4. 2026-06-16
   days on market $110,000 Active 4 DOM
5. 2026-06-15
   days on market $110,000 Active 3 DOM
6. 2026-06-12
   remarks 695-char remark

   Show marketing remark (702 chars)

   Large lot with multiple structures and endless possibilities. The home is in need of renovation, making it an ideal project for investors or buyers seeking a property with potential. Plenty of room to expand, improve, or repurpose the existing buildings. Seller Pays: Buyer uses Premium Title Services, the seller's preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/ settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/ settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

7. 2026-06-12
   listed $110,000 Active 1 DOM

   Show marketing remark (702 chars)

   Large lot with multiple structures and endless possibilities. The home is in need of renovation, making it an ideal project for investors or buyers seeking a property with potential. Plenty of room to expand, improve, or repurpose the existing buildings. Seller Pays: Buyer uses Premium Title Services, the seller's preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/ settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/ settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $14,646
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$3,200
• Taxable income: $741
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $2,271/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: Cook County
• NCES district ID: 1301470
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $35,135
• Composite: 23.14/100
• National rank: #7951
• State rank: #111 of 174 in GA

Livability — Lenox

• Score: 53/100
• State rank: #552
• US rank: #24393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lenox, GA
• Population (ZIP): 3,006

Population outlook (Cook County) Hauer SSP2

• Today (2025): 16,984 people
• By 2030: 16,800 · -1.1%
• By 2040: 16,343 · -3.8%
• By 2050: 15,696 · -7.6%
• By 2075: 13,451 · -20.8%
• By 2100: 10,357 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 9% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 2% Scottish 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Cook

• 2024 margin: Solid R (+46.5) · D 26.6% · R 73.0%
• 2008→2024 swing: -17.5pp toward R · 2008: -28.9pp · 2024: -46.5pp
• All cycles: 2024: R+46.5 2020: R+40.4 2016: R+40.1 2012: R+31.4 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.75%
• Current HPI: 232.9201
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $110,000 SGMLS
• 2026-06-12 Listed $110,000 MBOR