404 N Ann St · Nashville, GA 31639

$99,900

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 12 Days on market

Built 1950 6,534 sqft lot Est $137k · 27% under

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.2/10.0
• 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

CALLING ALL INVESTORS!!! This property includes a NEW ROOF (Added October 2019) and NEW windows. Stop by and see the potential. No Seller's Disclosure.

Key facts

• New flooring
• Updated interior
• Modern finishes

Tags

• NEW FLOORING
• FRESH INTERIOR PAINT
• ENERGY-EFFICIENT NEW WINDOWS
• UPDATED INTERIOR
• MODERN FINISHES
• LOW-MAINTENANCE LIVING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential home; One story; House
• Construction: Brick veneer, Masonite, and wood siding construction
• Exterior features: Shingle roof

Interior

• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Interior features: Refrigerator
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.9% 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 $691 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1950 — 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. 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?
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: 1.12% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.84%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $136,776
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 N Mathis St	0.17mi	2/1.0 (-1)	963 (-2%)	5mo	$40,000	$42	80
803 Sixth St	0.15mi	2/1.0 (-1)	935 (-5%)	5mo	$30,000	$32	76
203 Guest Cir	0.36mi	3/1.5	1,050 (+7%)	6mo	$153,700	$146	65
500 Perkins Dr	0.32mi	3/1.0	1,040 (+6%)	14mo	$145,900	$140	64
734 N Taylor St	0.48mi	3/1.0	1,050 (+7%)	8mo	$149,900	$143	60
105 E Smith Ave	0.65mi	3/1.0	925 (-6%)	1mo	$140,000	$151	59
301 Kirby Cir	0.41mi	3/2.0	1,092 (+11%)	3mo	$139,900	$128	56
807 Zimmerman St	0.47mi	3/2.0	1,075 (+9%)	15mo	$149,900	$139	46
907 Zimmerman St	0.58mi	3/1.0	1,050 (+7%)	23mo	$149,900	$143	42
1227 Carter St	0.59mi	3/1.0	1,118 (+14%)	18mo	$109,900	$98	35
307 W Avera Ave	0.67mi	2/1.0 (-1)	836 (-15%)	18mo	$76,000	$91	24

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,824
• Equity at exit: $14,895

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $26,812
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $299

Break-even live

Break-even rent $744

Max offer price $99,900

Occupancy floor 68%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-19
   days on market $99,900 Active 12 DOM
2. 2026-06-18
   days on market $99,900 Active 11 DOM
3. 2026-06-17
   days on market $99,900 Active 10 DOM
4. 2026-06-16
   days on market $99,900 Active 9 DOM
5. 2026-06-15
   days on market $99,900 Active 8 DOM
6. 2026-06-14
   days on market $99,900 Active 6 DOM
7. 2026-06-12
   days on market $99,900 Active 5 DOM
8. 2026-06-09
   days on market $99,900 Active 2 DOM
9. 2026-06-08
   remarks 501-char remark
10. 2026-06-08
    listed $99,900 Active 1 DOM

ⓘ 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: $269 · $22/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$650/yr (+$54/mo · 241.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,476
• − Mortgage interest: −$5,596
• − Property taxes: −$269
• − Insurance: −$500
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,906
• Taxable income: $2,049
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $3,099/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

+356.2% since first listed

4 events — show timeline

• 2026-06-07 Listed $99,900 SGMLS
• 2021-02-09 Sold (Public Records) $175,000 Public Records
• 2021-02-05 Sold (MLS) $17,500 SGMLS
• 2021-01-20 Listed $21,900 SGMLS

Property tax history

-2.9%/yr

Latest (2025): $269 · +0.0% YoY. Source: county tax records.