111 College Ave · Canon, GA 30520

$180,000

2 bd · 1.0 ba · 948 sqft · SingleFamily public records · 174 Days on market

Built 1930 2.80 ac lot $190/sqft · 130% above area

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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 +13.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

Key facts

• Nearly 3 acres
• Mature surroundings
• Hvac system replaced

Tags

• NEARLY 3 ACRES
• HVAC SYSTEM REPLACED
• VERSATILE OUTBUILDING
• MATURE SURROUNDINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $11 ($138/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 $143k (20.3% below list).
• Recommended offer: $143k (20.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#189 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.
• Franklin County (rural): math 38% / reading 35% proficiency, ranked #61 of 174 in GA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 163 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $39k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,443 (20.3% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (median comp): $78,216
• List price: $180,000
• Delta: 130.13%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.96×
• Total profit: $98,711
• Equity at exit: $162,158

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $290,007
• Equity at exit: $349,700

Cash invested: $50,400 (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 30520

• Home prices YoY: 9.0%
• Active inventory: 27
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $11

Break-even live

Break-even rent $1,420

Max offer price $180,000

Occupancy floor 94%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-19
   days on market $180,000 Active 174 DOM
2. 2026-06-18
   days on market $180,000 Active 173 DOM
3. 2026-06-17
   days on market $180,000 Active 172 DOM
4. 2026-06-16
   days on market $180,000 Active 171 DOM
5. 2026-06-15
   days on market $180,000 Active 170 DOM
6. 2026-06-14
   days on market $180,000 Active 168 DOM
7. 2026-06-12
   days on market $180,000 Active 167 DOM
8. 2026-06-09
   days on market $180,000 Active 164 DOM
9. 2026-06-08
   days on market $180,000 Active 163 DOM
10. 2026-06-07
    days on market $180,000 Active 162 DOM
11. 2026-06-07
    days on market $180,000 Active 161 DOM
12. 2026-06-03
    days on market $180,000 Active 158 DOM
13. 2026-06-02
    days on market $180,000 Active 157 DOM
14. 2026-06-01
    days on market $180,000 Active 156 DOM
15. 2026-05-31
    days on market $180,000 Active 155 DOM
16. 2026-05-31
    days on market $180,000 Active 154 DOM
17. 2026-05-01
    status Active 556-char remark

    Show marketing remark (556 chars)

    Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

18. 2026-05-01
    status Back On Market 556-char remark

    Show marketing remark (556 chars)

    Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

19. 2026-03-31
    status Under Contract 556-char remark

    Show marketing remark (556 chars)

    Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

20. 2026-03-31
    status Pending 556-char remark

    Show marketing remark (556 chars)

    Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

21. 2026-03-18
    status Back On Market 556-char remark

    Show marketing remark (556 chars)

    Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

22. 2026-03-18
    status Active 556-char remark

    Show marketing remark (556 chars)

    Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

23. 2026-03-06
    status Pending 556-char remark

    Show marketing remark (556 chars)

    Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

24. 2026-03-05
    status Under Contract 556-char remark

    Show marketing remark (556 chars)

    Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

25. 2026-02-23
    price $180,000 556-char remark

    Show marketing remark (556 chars)

    Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

26. 2026-02-05
    price $180,000 556-char remark

    Show marketing remark (556 chars)

    Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

27. 2026-01-28
    price $199,000 556-char remark

    Show marketing remark (556 chars)

    Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

28. 2026-01-28
    price $199,000 556-char remark

    Show marketing remark (556 chars)

    Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

29. 2025-12-07
    price $214,900 556-char remark

    Show marketing remark (556 chars)

    Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

30. 2025-12-07
    price $214,900 556-char remark

    Show marketing remark (556 chars)

    Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

31. 2025-10-31
    listed $219,000 Active 556-char remark

    Show marketing remark (556 chars)

    Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

32. 2025-10-20
    listed $219,000 New 556-char remark

    Show marketing remark (556 chars)

    Charming 2BR/1BA Home on Nearly 3 Acres! Discover peaceful living on this beautiful, spacious lot featuring a 2-bedroom, 1-bath home. This home needs a little tlc making it perfect for buyers looking to add their own personal touch. The HVAC system was replaced in January 2024, offering comfort and efficiency for years to come. Outside, you'll find a versatile outbuilding with power already installed, ideal for a workshop, storage, or hobby space. Enjoy room to roam, mature surroundings, and endless possibilities with this nearly 3-acre property.

33. 2022-07-22
    soldstatus $175,000
34. 2022-07-07
    soldstatus $175,000 Sold
35. 2022-07-06
    status Under Contract
36. 2022-05-24
    listed $175,000 New
37. 2022-04-11
    soldstatus $130,000
38. 2022-04-07
    soldstatus $130,000 Sold
39. 2022-01-22
    listed $125,000
40. 2022-01-22
    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: $1,233 · $103/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$423/yr (+$35/mo · 34.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,213
• − Mortgage interest: −$10,083
• − Property taxes: −$1,233
• − Insurance: −$900
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$5,236
• Taxable loss: −$2,993
• Est. tax savings @ 24.0%: +$718
• After-tax cash flow: $856/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: Franklin County
• NCES district ID: 1302250
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $35,985
• Composite: 30.28/100
• National rank: #6281
• State rank: #61 of 174 in GA

Livability — Canon

• Score: 66/100
• State rank: #189
• US rank: #11742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canon, GA
• Population (ZIP): 4,617

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,625 people
• By 2030: 22,725 · +0.4%
• By 2040: 22,806 · +0.8%
• By 2050: 22,713 · +0.4%
• By 2075: 22,514 · -0.5%
• By 2100: 20,768 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 3% Hungarian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+72.6) · D 13.6% · R 86.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -51.5pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.5 2016: R+68.6 2012: R+59.5 2008: R+51.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 29.72%
• Current HPI: 361.1507
• 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

+44.0% since first listed

24 events — show timeline

• 2026-05-01 Relisted — FMLS
• 2026-05-01 Relisted — GAMLS
• 2026-03-31 Pending — GAMLS
• 2026-03-31 Pending — FMLS
• 2026-03-18 Relisted — GAMLS
• 2026-03-18 Relisted — FMLS
• 2026-03-06 Pending — FMLS
• 2026-03-05 Pending — GAMLS
• 2026-02-23 Price Changed $180,000 FMLS
• 2026-02-05 Price Changed $180,000 GAMLS
• 2026-01-28 Price Changed $199,000 GAMLS
• 2026-01-28 Price Changed $199,000 FMLS
• 2025-12-07 Price Changed $214,900 FMLS
• 2025-12-07 Price Changed $214,900 GAMLS
• 2025-10-31 Listed $219,000 FMLS
• 2025-10-20 Listed $219,000 GAMLS
• 2022-07-22 Sold (Public Records) $175,000 Public Records
• 2022-07-07 Sold (MLS) $175,000 GAMLS
• 2022-07-06 Pending — GAMLS
• 2022-05-24 Listed $175,000 GAMLS
• 2022-04-11 Sold (Public Records) $130,000 Public Records
• 2022-04-07 Sold (MLS) $130,000 GAMLS
• 2022-01-22 Listing Removed — GAMLS
• 2022-01-22 Listed $125,000 GAMLS

Property tax history

+30.1%/yr

Latest (2025): $1,233 · +2.6% YoY. Source: county tax records.