113 Elm St · Hagan, GA 30414

$166,900

3 bd · 1.5 ba · 1,622 sqft · SingleFamily public records · 39 Days on market

Built 1972 0.34 ac lot $103/sqft · 7% below area Est $180k · 7% under

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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).

• Cash flow +17.6/30.0
• ARV discount +10.7/15.0
• DSCR +5.5/10.0
• Appreciation +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Beautiful brick and stone home with great curb appeal and major updates already completed! This 3-bedroom, 1.5-bath home offers 1,622 square feet of living space, a brand-new roof, brand-new HVAC system, brand-new water heater, new LVP flooring, and new kitchen appliances. The home features a classic brick exterior with an attractive stone front porch area that adds character and charm. Inside, you’ll find a spacious layout with a large addition off the back of the home, giving you extra living space and flexibility. The enclosed garage has exposed brick walls that create a warm, unique look and make the space ideal for a bonus room, den, office, or second living area. The primary bed

Key facts

• Brand new roof
• New lvp flooring
• 0.34 acre lot

Tags

• BRAND NEW ROOF
• BRAND NEW HVAC SYSTEM
• BRAND NEW WATER HEATER
• NEW LVP FLOORING
• NEW KITCHEN APPLIANCES
• CLASSIC BRICK EXTERIOR

Property features AI

Finance

• Other: Property listed by Rawls Realty; Directions: Take 280 to Firetower Rd, turn on Firetower to Delaoch Mill Rd, continue to Elm St

Exterior

• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; One story; Located in Groveland Heights subdivision
• Construction: Brick and stone construction
• Exterior features: Underground utilities; Public water; Public sewer

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $150k (10.1% below list).
• Recommended offer: $150k (10.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#223 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Evans County (rural): math 13% / reading 19% proficiency, ranked #153 of 174 in GA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 26 units permitted in Evans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Evans County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, 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 39 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask is 11027% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $38k; list at $167k implies a 345% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $150,000 (10.1% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 0.90% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 9.3

CMA / ARV

• ARV (median comp): $179,781
• List price: $166,900
• Delta: -7.16%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.6%
• Equity multiple: 1.61×
• Total profit: $28,475
• Equity at exit: $75,045

10-year hold

• IRR: 12.9%
• Equity multiple: 2.92×
• Total profit: $89,557
• Equity at exit: $115,654

Cash invested: $46,732 (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 30414

• Active inventory: 1
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$875
• Tax from tax record: −$108 /mo · $1,298/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $132

Break-even live

Break-even rent $1,333

Max offer price $166,900

Occupancy floor 86%

Sensitivity live

Price	-10% $227	-5% $179	+0% $132	+5% $85	+10% $38
Rent	-10% $14	-5% $73	+0% $132	+5% $191	+10% $251
Rate	-1.0pp $216	-0.5pp $174	base $132	+0.5pp $89	+1.0pp $45

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: $41,725
• Closing costs: $5,007
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4151 U.S. 280 Claxton, GA	3.0	2.0	1300	$1,500	$1.15	44d	1	1.25mi

Listing history 11 events

1. 2026-06-02
   days on market $166,900 Active 39 DOM
2. 2026-06-01
   days on market $166,900 Active 38 DOM
3. 2026-05-31
   days on market $166,900 Active 37 DOM
4. 2026-05-30
   days on market $166,900 Active 36 DOM
5. 2026-05-11
   price $173,900 1657-char remark
6. 2026-04-24
   listed $178,900 Active 1657-char remark
7. 2025-11-06
   soldstatus $37,500
8. 2025-11-06
   soldstatus $37,500
9. 2022-02-01
   historical
10. 2022-01-11
    listed $70,000 New
11. 2005-12-29
    soldstatus $45,500

ⓘ 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: $1,298 · $108/mo
• Projected year-2 tax: $1,535 · $128/mo
• Expected delta: +$237/yr (+$20/mo · 18.3%)

ⓘ 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 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: −$9,349
• − Property taxes: −$1,298
• − Insurance: −$834
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,855
• Taxable loss: −$1,217
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $1,876/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: Evans County
• NCES district ID: 1302070
• Math proficiency: 13% ▼ -16.00%
• Reading proficiency: 19% ▼ -10.00%
• Median HH income: $38,397
• Composite: 13.47/100
• National rank: #9520
• State rank: #153 of 174 in GA

Livability — Hagan

• Score: 65/100
• State rank: #223
• US rank: #13161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hagan, GA
• City population: 135
• Population (ZIP): 57

Population outlook (Evans County) Hauer SSP2

• Today (2025): 10,146 people
• By 2030: 9,833 · -3.1%
• By 2040: 9,202 · -9.3%
• By 2050: 8,554 · -15.7%
• By 2075: 7,123 · -29.8%
• By 2100: 5,471 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Evans

• 2024 margin: Solid R (+42.3) · D 28.6% · R 71.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -28.2pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+36.8 2016: R+35.4 2012: R+28.1 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-96.7% since first listed

10 events — show timeline

• 2026-06-03 Listed for Rent $1,500 APPFOLIO
• 2026-06-02 Listing Removed — Hive MLS
• 2026-05-23 Price Changed $166,900 Hive MLS
• 2026-05-11 Price Changed $173,900 Hive MLS
• 2026-04-24 Listed $178,900 Hive MLS
• 2025-11-06 Sold (Public Records) $37,500 Public Records
• 2025-11-06 Sold (Public Records) $37,500 Public Records
• 2022-02-01 Listing Removed — GAMLS
• 2022-01-11 Listed $70,000 GAMLS
• 2005-12-29 Sold (Public Records) $45,500 Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,298 · +8.8% YoY. Source: county tax records.