1576 Highway 100 · Summerville, GA 30747

$179,500

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 2 Days on market

Built 1959 1.48 ac lot Est $196k · 8% under

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Why this score? — see what drove the F 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 +11.3/15.0
• Cash flow +7.0/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +1.2/10.0
• 1% rule +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of privacy and convenience at this charming property located along Highway 100 in Summerville. This home offers a spacious layout with plenty of natural light, comfortable living areas, and room to make it your own. The property features generous outdoor space-ideal for gardening, recreation, or simply enjoying peaceful country living. Conveniently situated just minutes from Summerville's local shops, dining, and schools, while still offering the tranquility of a rural setting. Don't miss your chance to make this versatile property yours.

Key facts

• Renovated home
• Remodeled kitchen
• Spacious level lot

Tags

• RENOVATED HOME
• SPACIOUS LEVEL LOT
• REMODELED KITCHEN
• UPDATED BATHROOM
• NEW HVAC SYSTEM
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (41.6% below list).
• Recommended offer: $105k (41.6% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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: Lyerly Elementary School (math 32% / reading 35%, grade F, #562 of 1,228 statewide, top 46%, 334 students, 76% 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) — zoned schools at 74% FRL track the district average.
• Market conditions: 116 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $90k; list at $180k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire 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 $104,849 (41.6% 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. Built in 1959 — 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. 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: 0.58% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.29%
• DSCR: 0.72
• GRM: 14.3

CMA / ARV

• ARV (on-the-fly): $196,040
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1576 Highway 100	0.00mi	3/1.0	1,160 (0%)	2mo	$89,900	$78	99
27 Charlie St	0.59mi	2/1.0 (-1)	1,100 (-5%)	10mo	$185,000	$168	51
33 Charlie St	0.60mi	2/1.0 (-1)	1,080 (-7%)	11mo	$188,000	$174	47
95 Piedmont Ave	0.69mi	2/2.0 (-1)	1,050 (-10%)	16mo	$177,000	$169	30

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: -27.2%
• Equity multiple: 0.09×
• Total profit: $-45,942
• Equity at exit: $26,764

10-year hold

• IRR: -25.4%
• Equity multiple: -0.23×
• Total profit: $-61,918
• Equity at exit: $15,520

Cash invested: $50,260 (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: 14.3×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$76 /mo · $908/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-263

Break-even live

Break-even rent $1,382

Max offer price $132,960

Occupancy floor —

Sensitivity live

Price	-10% $-162	-5% $-213	+0% $-263	+5% $-314	+10% $-365
Rent	-10% $-346	-5% $-305	+0% $-263	+5% $-222	+10% $-181
Rate	-1.0pp $-173	-0.5pp $-218	base $-263	+0.5pp $-310	+1.0pp $-357

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   pricestatusdays on marketlisting id $179,500 New 2 DOM
3. 2026-05-07
   soldstatus $89,900 Sold 571-char remark

   Show marketing remark (571 chars)

   Discover the perfect blend of privacy and convenience at this charming property located along Highway 100 in Summerville. This home offers a spacious layout with plenty of natural light, comfortable living areas, and room to make it your own. The property features generous outdoor space-ideal for gardening, recreation, or simply enjoying peaceful country living. Conveniently situated just minutes from Summerville's local shops, dining, and schools, while still offering the tranquility of a rural setting. Don't miss your chance to make this versatile property yours.

4. 2026-04-27
   status Under Contract 571-char remark

   Show marketing remark (571 chars)

   Discover the perfect blend of privacy and convenience at this charming property located along Highway 100 in Summerville. This home offers a spacious layout with plenty of natural light, comfortable living areas, and room to make it your own. The property features generous outdoor space-ideal for gardening, recreation, or simply enjoying peaceful country living. Conveniently situated just minutes from Summerville's local shops, dining, and schools, while still offering the tranquility of a rural setting. Don't miss your chance to make this versatile property yours.

5. 2026-04-27
   status Pending

   Show marketing remark (571 chars)

   Discover the perfect blend of privacy and convenience at this charming property located along Highway 100 in Summerville. This home offers a spacious layout with plenty of natural light, comfortable living areas, and room to make it your own. The property features generous outdoor space-ideal for gardening, recreation, or simply enjoying peaceful country living. Conveniently situated just minutes from Summerville's local shops, dining, and schools, while still offering the tranquility of a rural setting. Don't miss your chance to make this versatile property yours.

6. 2026-03-25
   listed $89,900 New 571-char remark

   Show marketing remark (571 chars)

   Discover the perfect blend of privacy and convenience at this charming property located along Highway 100 in Summerville. This home offers a spacious layout with plenty of natural light, comfortable living areas, and room to make it your own. The property features generous outdoor space-ideal for gardening, recreation, or simply enjoying peaceful country living. Conveniently situated just minutes from Summerville's local shops, dining, and schools, while still offering the tranquility of a rural setting. Don't miss your chance to make this versatile property yours.

7. 2026-03-25
   listed $89,900 Active

   Show marketing remark (571 chars)

   Discover the perfect blend of privacy and convenience at this charming property located along Highway 100 in Summerville. This home offers a spacious layout with plenty of natural light, comfortable living areas, and room to make it your own. The property features generous outdoor space-ideal for gardening, recreation, or simply enjoying peaceful country living. Conveniently situated just minutes from Summerville's local shops, dining, and schools, while still offering the tranquility of a rural setting. Don't miss your chance to make this versatile property yours.

ⓘ 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: $908 · $76/mo
• Projected year-2 tax: $1,651 · $138/mo
• Expected delta: +$744/yr (+$62/mo · 81.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $12,582
• − Mortgage interest: −$10,055
• − Property taxes: −$908
• − Insurance: −$898
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$5,222
• Taxable loss: −$6,513
• Est. tax savings @ 24.0%: +$1,563
• After-tax cash flow: $-1,598/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

• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-07 Sold (MLS) $89,900 GAMLS
• 2026-04-27 Pending — GAMLS
• 2026-04-27 Pending — FMLS
• 2026-03-25 Listed $89,900 FMLS
• 2026-03-25 Listed $89,900 GAMLS

Property tax history

+10.0%/yr

Latest (2023): $908 · -1.3% YoY. Source: county tax records.