402 S Berrien St · Nashville, GA 31639

$95,050

4 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 186 Days on market

Built 1957 0.33 ac lot $79/sqft · 28% below area Est $131k · 28% under ↓ 21% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a 3 Bedroom 1 bathroom home located in Nashville Ga. New Carpet 2024, new kitchen cabinets 2024, partially updated bathroom, spacious private backyard with utility building. Short drive to Moody AFB. Call for more details. Selling AS IS. [Cash/Conventional]

Key facts

• New kitchen cabinets
• Utility building
• 0.33 acre lot

Tags

• NEW KITCHEN CABINETS
• SPACIOUS PRIVATE BACKYARD
• UTILITY BUILDING
• SHORT DRIVE TO MOODY AFB

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.6% in Nashville — 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 70/100 on livability (#90 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime D-, amenities F.
• Berrien County (rural): math 48% / reading 44% proficiency, ranked #24 of 174 in GA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 77 active listings in the ZIP; 96 units permitted in Berrien County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $658 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Berrien County population projected at -23% 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $75k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,644 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.37% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.22%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (median comp): $131,346
• List price: $95,050
• Delta: -27.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Berrien St	0.03mi	3/1.0 (-1)	1,150 (-4%)	22mo	$175,000	$152	68
505 S Bartow St	0.11mi	3/2.0 (-1)	1,174 (-2%)	18mo	$137,000	$117	67
307 Chism Ave	0.42mi	3/1.0 (-1)	1,176 (-2%)	10mo	$155,000	$132	63
301 Kirby Cir	0.47mi	3/2.0 (-1)	1,092 (-9%)	3mo	$139,900	$128	52
912 South Berrien St	0.51mi	3/2.0 (-1)	1,254 (+4%)	17mo	$129,000	$103	46
407 Janice Ave	0.58mi	3/2.0 (-1)	1,274 (+6%)	10mo	$204,000	$160	46
203 Guest Cir	0.52mi	3/1.5 (-1)	1,050 (-12%)	6mo	$153,700	$146	43
621 Middle School Cir	0.53mi	3/2.0 (-1)	1,300 (+8%)	12mo	$142,000	$109	42
705 Beetree Ave	0.74mi	3/2.0 (-1)	1,286 (+7%)	8mo	$83,950	$65	38
500 Perkins Dr	0.75mi	3/1.0 (-1)	1,040 (-13%)	14mo	$145,900	$140	26

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: 12.4%
• Equity multiple: 1.49×
• Total profit: $13,128
• Equity at exit: $14,172

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $48,087
• Equity at exit: $8,218

Cash invested: $26,614 (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 31639

• Home prices YoY: -8.3%
• Active inventory: 77
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $448

Break-even live

Break-even rent $730

Max offer price $95,050

Occupancy floor 60%

Sensitivity live

Price	-10% $502	-5% $475	+0% $448	+5% $422	+10% $395
Rent	-10% $346	-5% $397	+0% $448	+5% $500	+10% $551
Rate	-1.0pp $496	-0.5pp $473	base $448	+0.5pp $424	+1.0pp $399

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: $23,762
• Closing costs: $2,852
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-19
   days on market $95,050 Active 186 DOM
2. 2026-06-18
   days on market $95,050 Active 185 DOM
3. 2026-06-17
   days on market $95,050 Active 184 DOM
4. 2026-06-16
   days on market $95,050 Active 183 DOM
5. 2026-06-15
   statusdays on market $95,050 Active 182 DOM
6. 2026-06-14
   days on market $95,050 Price Change 180 DOM
7. 2026-06-12
   pricestatusdays on market $95,050 Price Change 179 DOM
8. 2026-06-09
   days on market $95,100 Active 176 DOM
9. 2026-06-08
   days on market $95,100 Active 175 DOM
10. 2026-06-07
    days on market $95,100 Active 174 DOM
11. 2026-06-07
    statusdays on market $95,100 Active 173 DOM
12. 2026-06-03
    pricestatusdays on market $95,100 Price Change 170 DOM
13. 2026-06-02
    days on market $95,200 Active 169 DOM
14. 2026-06-01
    days on market $95,200 Active 168 DOM
15. 2026-05-31
    statusdays on market $95,200 Active 167 DOM
16. 2026-05-30
    days on market $95,200 Back On Market 166 DOM
17. 2026-05-14
    price $95,200 266-char remark

    Show marketing remark (266 chars)

    This is a 3 Bedroom 1 bathroom home located in Nashville Ga. New Carpet 2024, new kitchen cabinets 2024, partially updated bathroom, spacious private backyard with utility building. Short drive to Moody AFB. Call for more details. Selling AS IS. [Cash/Conventional]

18. 2026-04-30
    price $95,300 266-char remark

    Show marketing remark (266 chars)

    This is a 3 Bedroom 1 bathroom home located in Nashville Ga. New Carpet 2024, new kitchen cabinets 2024, partially updated bathroom, spacious private backyard with utility building. Short drive to Moody AFB. Call for more details. Selling AS IS. [Cash/Conventional]

19. 2026-04-28
    price $95,400 266-char remark

    Show marketing remark (266 chars)

    This is a 3 Bedroom 1 bathroom home located in Nashville Ga. New Carpet 2024, new kitchen cabinets 2024, partially updated bathroom, spacious private backyard with utility building. Short drive to Moody AFB. Call for more details. Selling AS IS. [Cash/Conventional]

20. 2026-04-20
    price $95,500 266-char remark

    Show marketing remark (266 chars)

    This is a 3 Bedroom 1 bathroom home located in Nashville Ga. New Carpet 2024, new kitchen cabinets 2024, partially updated bathroom, spacious private backyard with utility building. Short drive to Moody AFB. Call for more details. Selling AS IS. [Cash/Conventional]

21. 2026-04-09
    price $95,600 266-char remark

    Show marketing remark (266 chars)

    This is a 3 Bedroom 1 bathroom home located in Nashville Ga. New Carpet 2024, new kitchen cabinets 2024, partially updated bathroom, spacious private backyard with utility building. Short drive to Moody AFB. Call for more details. Selling AS IS. [Cash/Conventional]

22. 2026-04-02
    price $95,650 266-char remark

    Show marketing remark (266 chars)

    This is a 3 Bedroom 1 bathroom home located in Nashville Ga. New Carpet 2024, new kitchen cabinets 2024, partially updated bathroom, spacious private backyard with utility building. Short drive to Moody AFB. Call for more details. Selling AS IS. [Cash/Conventional]

23. 2026-03-26
    price $95,750 266-char remark

    Show marketing remark (266 chars)

    This is a 3 Bedroom 1 bathroom home located in Nashville Ga. New Carpet 2024, new kitchen cabinets 2024, partially updated bathroom, spacious private backyard with utility building. Short drive to Moody AFB. Call for more details. Selling AS IS. [Cash/Conventional]

24. 2026-03-20
    price $95,900 266-char remark

    Show marketing remark (266 chars)

    This is a 3 Bedroom 1 bathroom home located in Nashville Ga. New Carpet 2024, new kitchen cabinets 2024, partially updated bathroom, spacious private backyard with utility building. Short drive to Moody AFB. Call for more details. Selling AS IS. [Cash/Conventional]

25. 2026-03-12
    price $96,900 266-char remark

    Show marketing remark (266 chars)

    This is a 3 Bedroom 1 bathroom home located in Nashville Ga. New Carpet 2024, new kitchen cabinets 2024, partially updated bathroom, spacious private backyard with utility building. Short drive to Moody AFB. Call for more details. Selling AS IS. [Cash/Conventional]

26. 2026-03-05
    price $98,000 266-char remark

    Show marketing remark (266 chars)

    This is a 3 Bedroom 1 bathroom home located in Nashville Ga. New Carpet 2024, new kitchen cabinets 2024, partially updated bathroom, spacious private backyard with utility building. Short drive to Moody AFB. Call for more details. Selling AS IS. [Cash/Conventional]

27. 2026-03-04
    price $99,000 266-char remark

    Show marketing remark (266 chars)

    This is a 3 Bedroom 1 bathroom home located in Nashville Ga. New Carpet 2024, new kitchen cabinets 2024, partially updated bathroom, spacious private backyard with utility building. Short drive to Moody AFB. Call for more details. Selling AS IS. [Cash/Conventional]

28. 2025-12-02
    listed $100,000 New 266-char remark

    Show marketing remark (266 chars)

    This is a 3 Bedroom 1 bathroom home located in Nashville Ga. New Carpet 2024, new kitchen cabinets 2024, partially updated bathroom, spacious private backyard with utility building. Short drive to Moody AFB. Call for more details. Selling AS IS. [Cash/Conventional]

29. 2024-06-13
    soldstatus $74,900
30. 2024-05-31
    soldstatus $74,900 36-char remark

    Show marketing remark (36 chars)

    (Imported from ABBR ListingId 21495)

31. 2024-05-29
    soldstatus $74,900 Closed
32. 2024-05-06
    status Pending
33. 2024-04-29
    listed $69,900 36-char remark

    Show marketing remark (36 chars)

    (Imported from ABBR ListingId 21495)

34. 2024-04-27
    price $69,900
35. 2024-04-25
    status Active
36. 2024-04-25
    price $74,900
37. 2024-04-22
    status Pending
38. 2024-04-19
    status Active
39. 2024-04-17
    status Pending
40. 2024-03-06
    price $79,900
41. 2024-02-07
    price $84,900
42. 2023-12-26
    price $94,900
43. 2023-11-08
    listed $119,900 Active

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$408/yr (+$34/mo · 87.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,575
• − Mortgage interest: −$5,324
• − Property taxes: −$467
• − Insurance: −$475
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$2,765
• Taxable income: $4,052
• Est. tax owed @ 24.0%: −$972
• After-tax cash flow: $4,409/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: Berrien County
• NCES district ID: 1300390
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $33,858
• Composite: 37.95/100
• National rank: #4302
• State rank: #24 of 174 in GA

Livability — Nashville

• Score: 70/100
• State rank: #90
• US rank: #7347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashville, GA
• Population (ZIP): 10,635

Population outlook (Berrien County) Hauer SSP2

• Today (2025): 17,982 people
• By 2030: 17,282 · -3.9%
• By 2040: 15,676 · -12.8%
• By 2050: 13,876 · -22.8%
• By 2075: 9,689 · -46.1%
• By 2100: 6,430 · -64.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 12% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 1% · Philippines, Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Berrien

• 2024 margin: Solid R (+69.8) · D 15.0% · R 84.8%
• 2008→2024 swing: -16.6pp toward R · 2008: -53.2pp · 2024: -69.8pp
• All cycles: 2024: R+69.8 2020: R+66.5 2016: R+66.5 2012: R+57.7 2008: R+53.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.01%
• Current HPI: 210.1024
• 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

-20.6% since first listed

27 events — show timeline

• 2026-05-14 Price Changed $95,200 GAMLS
• 2026-04-30 Price Changed $95,300 GAMLS
• 2026-04-28 Price Changed $95,400 GAMLS
• 2026-04-20 Price Changed $95,500 GAMLS
• 2026-04-09 Price Changed $95,600 GAMLS
• 2026-04-02 Price Changed $95,650 GAMLS
• 2026-03-26 Price Changed $95,750 GAMLS
• 2026-03-20 Price Changed $95,900 GAMLS
• 2026-03-12 Price Changed $96,900 GAMLS
• 2026-03-05 Price Changed $98,000 GAMLS
• 2026-03-04 Price Changed $99,000 GAMLS
• 2025-12-02 Listed $100,000 GAMLS
• 2024-06-13 Sold (Public Records) $74,900 Public Records
• 2024-05-31 Sold (MLS) $74,900 GAMLS
• 2024-05-29 Sold (MLS) $74,900 SGMLS
• 2024-05-06 Pending — SGMLS
• 2024-04-29 Listed $69,900 GAMLS
• 2024-04-27 Price Changed $69,900 SGMLS
• 2024-04-25 Relisted — SGMLS
• 2024-04-25 Price Changed $74,900 SGMLS
• 2024-04-22 Pending — SGMLS
• 2024-04-19 Relisted — SGMLS
• 2024-04-17 Pending — SGMLS
• 2024-03-06 Price Changed $79,900 SGMLS
• 2024-02-07 Price Changed $84,900 SGMLS
• 2023-12-26 Price Changed $94,900 SGMLS
• 2023-11-08 Listed $119,900 SGMLS

Property tax history

-0.9%/yr

Latest (2025): $467 · -31.4% YoY. Source: county tax records.