212 N Peachtree St · Lincolnton, GA 30817

$225,000

3 bd · 1.0 ba · 1,374 sqft · SingleFamily public records · 5 Days on market

Built 1922 9,583 sqft lot $164/sqft · 22% above area Est $185k · 22% over

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Why this score? — see what drove the D 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 +20.6/30.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Step into the charm of downtown Lincolnton with this adorable cottage offering over 1,350 square feet of comfortable living space. Featuring 2 bedrooms and 1 full bath, this home perfectly blends timeless character with modern conveniences, showcasing antique touches throughout while incorporating updated fixtures for today's lifestyle. The spacious living room flows seamlessly into the dining room through beautiful French doors, with both rooms highlighted by charming beadboard ceilings that add warmth and character. The kitchen offers a pantry and convenient laundry area, while both bedrooms feature decorative fireplaces that enhance the home's historic appeal. The bathroom is beautifully

Key facts

• Downtown lincolnton
• French doors
• Beadboard ceilings

Tags

• DOWNTOWN LINCOLNTON
• ANTIQUE TOUCHES
• UPDATED FIXTURES
• FRENCH DOORS
• BEADBOARD CEILINGS
• DECORATIVE FIREPLACES

Property features AI

Exterior

• Parking: 2 parking spaces total; Detached 2-car garage; On-street parking; Off-street parking pad
• Utilities: Public water; Public sewer; Sewer and water connected
• Home design: Single family residence; One story (entry level 1)
• Construction: Vinyl siding with frame construction; Composition roof; Crawl space foundation; Built as residential single family
• Exterior features: Front porch; Shed(s) and outbuilding; Has a view; No fencing

Interior

• Kitchen: Electric range
• Bedrooms: Total rooms: 6
• Flooring: Tile; Hardwood
• Bathrooms: 1 full bathroom; Accessible full bath
• Heating & cooling: Heat pump heating; Electric heating; Central air; Ceiling fans for cooling
• Interior features: Ceiling fans; Pantry; Vented exhaust fan
• Laundry & utility: Washer hookup in kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/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 $215k (4.6% below list).
• Recommended offer: $215k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.6% in Lincolnton — 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 61/100 on livability (#352 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Lincoln County (rural): math 34% / reading 36% proficiency, ranked #71 of 174 in GA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln County Elementary School (math 36% / reading 33%, grade F, #531 of 1,228 statewide, top 45%, 606 students, 57% FRL); Lincoln County Middle School (math 40% / reading 45%, grade D-, #122 of 470 statewide, top 26%, 258 students, 57% FRL); Lincoln County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 367 students, 48% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 153 active listings in the ZIP; 74 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Lincoln County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,667 (4.6% below list)

Questions for the listing agent

1. Built in 1922 — 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 D-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. 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?
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: 0.95% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (median comp): $185,034
• List price: $225,000
• Delta: 21.60%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
348 Elm St	0.56mi	2/2.0 (-1)	1,499 (+9%)	19mo	$183,000	$122	34

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-17,321
• Equity at exit: $33,548

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $9,377
• Equity at exit: $19,454

Cash invested: $63,000 (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 30817

• Home prices YoY: -23.0%
• Active inventory: 153
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,147 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$121 /mo · $1,448/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $302

Break-even live

Break-even rent $1,765

Max offer price $225,000

Occupancy floor 81%

Sensitivity live

Price	-10% $429	-5% $365	+0% $302	+5% $238	+10% $174
Rent	-10% $132	-5% $217	+0% $302	+5% $386	+10% $471
Rate	-1.0pp $415	-0.5pp $359	base $302	+0.5pp $243	+1.0pp $184

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $225,000 Active 5 DOM
2. 2026-06-18
   days on market $225,000 Active 3 DOM
3. 2026-06-17
   days on market $225,000 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   statusdays on marketlisting id $225,000 Active 1 DOM
6. 2026-05-13
   historical
7. 2026-05-11
   historical
8. 2026-04-20
   price $225,000
9. 2026-04-20
   status Active
10. 2026-04-16
    listed $220,000 Active
11. 2026-04-16
    listed $225,000 Active
12. 2026-04-16
    historical
13. 2024-11-26
    soldstatus $220,000

ⓘ 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: $1,448 · $121/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$622/yr (+$52/mo · 43.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $25,760
• − Mortgage interest: −$12,603
• − Property taxes: −$1,448
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$6,545
• Taxable loss: −$83
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $3,638/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: Lincoln County
• NCES district ID: 1303330
• Math proficiency: 34% ▼ -14.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $36,428
• Composite: 29.05/100
• National rank: #6607
• State rank: #71 of 174 in GA

Livability — Lincolnton

• Score: 61/100
• State rank: #352
• US rank: #18137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincolnton, GA
• Population (ZIP): 7,742

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 7,009 people
• By 2030: 6,563 · -6.4%
• By 2040: 5,581 · -20.4%
• By 2050: 4,744 · -32.3%
• By 2075: 3,406 · -51.4%
• By 2100: 2,263 · -67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+44.8) · D 27.4% · R 72.2%
• 2008→2024 swing: -20.3pp toward R · 2008: -24.5pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+37.5 2016: R+36.3 2012: R+27.6 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.78%
• Current HPI: 189.652
• 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

+2.3% since first listed

9 events — show timeline

• 2026-06-15 Listed $225,000 Hive MLS
• 2026-05-13 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-20 Price Changed $225,000 Hive MLS
• 2026-04-20 Relisted — Hive MLS
• 2026-04-16 Listed $220,000 Hive MLS
• 2026-04-16 Listing Removed — Hive MLS
• 2026-04-16 Listed $225,000 Hive MLS
• 2024-11-26 Sold (Public Records) $220,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,448 · +69.6% YoY. Source: county tax records.