732 Hilliard Station Road Rd · Washington, GA 30673

$31,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records

Built 1974 0.85 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.8/10.0

Listing remarks

Perfect home for an investor. Bring your best offer, this listing won't last long. If schools are important seek verification from the Wilkes County Board of education. If room dimension are important, buyer realtor to verify. Showings should be scheduled in HomeSnap.

Key facts

• 0.85 acre lot
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $31k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $31k).
• Cap rate 27.8% vs local median 2.6% in Washington — 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 62/100 on livability (#296 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+; Watch: amenities F, commute F, employment D-.
• Wilkes County (rural): math 23% / reading 25% proficiency, ranked #135 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Washington-Wilkes Primary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 347 students, 92% FRL); Washington-Wilkes Middle School (math 19% / reading 31%, grade F, #291 of 470 statewide, top 64%, 297 students, 92% FRL); Washington-Wilkes Comprehensive High School (math 52% / reading 22%, grade F, #68 of 424 statewide, top 17%, 356 students, 52% FRL) — zoned schools at 79% FRL track the district average.
• Market conditions: 69 active listings in the ZIP; 27 units permitted in Wilkes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $214 of loan paydown is wiped out by about $930 of value loss. Plan a longer hold.
• Wilkes County population projected at -29% 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $31,000

Questions for the listing agent

1. Built in 1974 — 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. 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.
5. 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.
6. 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: 3.09% ✓
• Cap rate: 27.81%
• Cash-on-cash: 76.85%
• DSCR: 4.42
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 76.8%
• Equity multiple: 4.50×
• Total profit: $30,389
• Equity at exit: $4,622

10-year hold

• IRR: 80.5%
• Equity multiple: 9.30×
• Total profit: $72,077
• Equity at exit: $2,680

Cash invested: $8,680 (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 30673

• Home prices YoY: -3.3%
• Active inventory: 69
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$163
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $556

Break-even live

Break-even rent $254

Max offer price $31,000

Occupancy floor 37%

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: $7,750
• Closing costs: $930
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2023-01-20
   soldstatus $31,000
2. 2022-12-12
   listed $31,000
3. 2022-12-12
   historical
4. 2022-12-12
   historical
5. 2022-12-12
   listed $31,000
6. 2022-12-12
   historical

ⓘ 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: $299 · $25/mo
• Projected year-2 tax: $299 · $25/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,488
• − Mortgage interest: −$1,736
• − Property taxes: −$299
• − Insurance: −$155
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$902
• Taxable income: $6,558
• Est. tax owed @ 24.0%: −$1,574
• After-tax cash flow: $5,097/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: Wilkes County
• NCES district ID: 1305760
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 25% ▼ -14.00%
• Median HH income: $31,587
• Composite: 19.47/100
• National rank: #8773
• State rank: #135 of 174 in GA

Livability — Washington

• Score: 62/100
• State rank: #296
• US rank: #16176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,185
• Population (ZIP): 6,185

Population outlook (Wilkes County) Hauer SSP2

• Today (2025): 8,732 people
• By 2030: 8,111 · -7.1%
• By 2040: 7,034 · -19.4%
• By 2050: 6,189 · -29.1%
• By 2075: 5,084 · -41.8%
• By 2100: 4,599 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 51% Black 40% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Wilkes

• 2024 margin: R (+16.9) · D 41.4% · R 58.3%
• 2008→2024 swing: -9.1pp toward R · 2008: -7.7pp · 2024: -16.9pp
• All cycles: 2024: R+16.9 2020: R+13.2 2016: R+16.2 2012: R+11.5 2008: R+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.34%
• Current HPI: 246.1005
• 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

6 events — show timeline

• 2023-01-20 Sold (Public Records) $31,000 Public Records
• 2022-12-12 Listing Removed — Hive MLS
• 2022-12-12 Listed $31,000 Hive MLS
• 2022-12-12 Listing Removed — Hive MLS
• 2022-12-12 Listing Removed — Hive MLS
• 2022-12-12 Listed $31,000 Hive MLS

Property tax history

-0.2%/yr

Latest (2025): $299 · -0.7% YoY. Source: county tax records.