206 Cuyler St · Oglethorpe, GA 31068

$115,000

3 bd · 1.0 ba · 2,042 sqft · SingleFamily · 4 Days on market

Built 1900 Good condition 0.26 ac lot Est $180k · 36% 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 +19.6/30.0
• ARV discount +15.0/15.0
• Appreciation +7.5/10.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Condition / age +3.8/5.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +0.7/10.0

Listing remarks

This 3-bedroom, 1-bathroom single-family home is located at 206 Cuyler St, Oglethorpe, GA, 31068 in Macon County and was built in 1900. The lot spans 11,326 sq ft (0.26 acres). The estimated market value is $115,000. All new floors inside and painted black molding around windows and French doors. French kitchen is open cabinets and painted red. Beautifully tiled bath . 50ft front porch to enjoy outdoor living with mosquito panels no bugs here!

Key facts

• New floors
• Painted red
• Open cabinets

Tags

• NEW FLOORS
• PAINTED BLACK MOLDING
• OPEN CABINETS
• PAINTED RED
• TILED BATH
• 50FT FRONT PORCH

Property features AI

Exterior

• Home design: House, single property; Living area about 2,042
• Exterior features: Lot approximately 11,326 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 52/100 on livability (#569 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-; Watch: schools F, amenities F, commute F.
• Macon County (town): math 5% / reading 14% proficiency, ranked #169 of 174 in GA (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 13 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($795 loan paydown + $6k appreciation (5.0% local appreciation)).
• Macon County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.
• Current owner paid $68k; list at $115k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1900 — 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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $179,696
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Sumter St	0.15mi	3/1.5	1,925 (-6%)	11mo	$24,900	$13	73
304 Baker St	0.14mi	2/2.0 (-1)	2,152 (+5%)	22mo	$190,000	$88	58

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

Projected returns pro-forma

5.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.09×
• Total profit: $35,103
• Equity at exit: $65,329

10-year hold

• IRR: 17.4%
• Equity multiple: 4.07×
• Total profit: $98,816
• Equity at exit: $112,882

Cash invested: $32,200 (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 31068

• Home prices YoY: 2.7%
• Active inventory: 16
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $132

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 84%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-08
   days on market $115,000 Active 4 DOM
2. 2026-06-07
   remarks 447-char remark
3. 2026-06-07
   listed $115,000 Active 3 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,082
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,345
• Taxable loss: −$258
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $1,650/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 3-bedroom, 1-bathroom single-family home in Oglethorpe, GA, is in good condition with cosmetic updates needed. It offers a well-maintained exterior, hardwood floors, and a functional kitchen. The property is move-in ready with minor improvements that could significantly increase its value.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and property value
• Resale Replace old appliances — Modernizes kitchen and improves functionality
• Resale Install new flooring in bathrooms — Enhances aesthetics and functionality
• Both Upgrade HVAC system — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and property value ↑
• Resale Replace old appliances — Modernizes kitchen and improves functionality ↑
• Resale Install new flooring in bathrooms — Enhances aesthetics and functionality ↑
• Both Upgrade HVAC system — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Macon County
• NCES district ID: 1303450
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 14% ▼ -4.00%
• Median HH income: $29,832
• Composite: 7.25/100
• National rank: #9957
• State rank: #169 of 174 in GA

Livability — Oglethorpe

• Score: 52/100
• State rank: #569
• US rank: #24994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oglethorpe, GA
• Population (ZIP): 4,757

Population outlook (Macon County) Hauer SSP2

• Today (2025): 12,210 people
• By 2030: 11,442 · -6.3%
• By 2040: 9,901 · -18.9%
• By 2050: 8,575 · -29.8%
• By 2075: 6,047 · -50.5%
• By 2100: 4,043 · -66.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (65%)
• Race & ethnicity: Black 65% White 31% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% Arabic 1%

Political lean MEDSL · Macon

• 2024 margin: D (+17.9) · D 58.8% · R 40.9%
• 2008→2024 swing: -13.0pp toward R · 2008: 30.9pp · 2024: 17.9pp
• All cycles: 2024: D+17.9 2020: D+23.1 2016: D+27.2 2012: D+34.8 2008: D+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.02%
• Current HPI: 192.8026
• 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

+54.4% since first listed

23 events — show timeline

• 2026-06-04 Listed $115,000 ForSaleByOwner.com
• 2025-10-01 Price Changed $160,000 CGMLS
• 2025-08-15 Price Changed $155,000 CGMLS
• 2025-02-14 Price Changed $160,000 CGMLS
• 2025-01-04 Price Changed $171,500 CGMLS
• 2024-11-27 Price Changed $181,500 CGMLS
• 2024-08-31 Listing Removed — GAMLS
• 2024-07-17 Price Changed $149,000 GAMLS
• 2024-06-11 Price Changed $150,000 GAMLS
• 2024-05-16 Price Changed $152,500 GAMLS
• 2024-04-22 Price Changed $155,900 GAMLS
• 2024-02-14 Price Changed $159,000 GAMLS
• 2024-01-15 Relisted — GAMLS
• 2024-01-11 Listing Removed — GAMLS
• 2024-01-09 Price Changed $169,000 GAMLS
• 2023-10-02 Price Changed $179,000 GAMLS
• 2023-09-13 Price Changed $189,000 GAMLS
• 2023-07-31 Price Changed $199,500 GAMLS
• 2023-06-29 Price Changed $210,000 GAMLS
• 2023-06-01 Price Changed $230,900 GAMLS
• 2023-04-06 Listed $245,900 GAMLS
• 2017-06-29 Sold (MLS) $67,900 CGMLS
• 2016-11-02 Listed $74,500 CGMLS