76 Armadillo Run · Hortense, GA 31543

$72,000

3 bd · 2.0 ba · 784 sqft · Other · 164 Days on market

Built 1984 1.70 ac lot ↓ 20% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for land with options? This 1.7-acre double lot features a single wide home and two power poles already installed, providing excellent potential for expansion or future development. With ample space and utilities ready, this property is well-suited for investors, multi-home setups (where permitted), or buyers seeking privacy and flexibility. Bring your vision and make this property work for you.

Key facts

• Privacy
• Two power poles
• Multi-home setups

Tags

• 1.7-ACRE DOUBLE LOT
• TWO POWER POLES
• UTILITIES READY
• MULTI-HOME SETUPS
• PRIVACY
• FLEXIBILITY

Property features AI

Finance

• Financial info: Annual taxes approximately $229.16 (2024)

Exterior

• Exterior features: 1.7-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $72k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Brantley County (rural): math 48% / reading 43% proficiency, ranked #26 of 174 in GA (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 49 units permitted in Brantley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($498 loan paydown + $4k appreciation (5.9% local appreciation)).
• Brantley County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, 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 164 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.36% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.08%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 3.07×
• Total profit: $41,816
• Equity at exit: $44,805

10-year hold

• IRR: 29.8%
• Equity multiple: 6.27×
• Total profit: $106,248
• Equity at exit: $80,859

Cash invested: $20,160 (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 31543

• Home prices YoY: 3.7%
• Active inventory: 43
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$28 /mo · $342/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $337

Break-even live

Break-even rent $552

Max offer price $72,000

Occupancy floor 61%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $72,000 Active 164 DOM
2. 2026-06-17
   days on market $72,000 Active 163 DOM
3. 2026-06-16
   days on market $72,000 Active 162 DOM
4. 2026-06-15
   days on market $72,000 Active 161 DOM
5. 2026-06-13
   days on market $72,000 Active 159 DOM
6. 2026-06-12
   days on market $72,000 Active 158 DOM
7. 2026-06-09
   days on market $72,000 Active 155 DOM
8. 2026-06-08
   days on market $72,000 Active 154 DOM
9. 2026-06-07
   days on market $72,000 Active 153 DOM
10. 2026-06-07
    days on market $72,000 Active 152 DOM
11. 2026-06-04
    days on market $72,000 Active 149 DOM
12. 2026-06-02
    days on market $72,000 Active 148 DOM
13. 2026-06-01
    days on market $72,000 Active 147 DOM
14. 2026-05-31
    days on market $72,000 Active 146 DOM
15. 2026-05-31
    days on market $72,000 Active 145 DOM
16. 2026-05-19
    status Active
17. 2026-04-07
    historical Active Under Contract
18. 2026-02-24
    price $72,000
19. 2026-01-21
    price $80,000
20. 2026-01-05
    listed $89,900 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: $342 · $28/mo
• Projected year-2 tax: $662 · $55/mo
• Expected delta: +$321/yr (+$27/mo · 93.9%)

ⓘ 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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,746
• − Mortgage interest: −$4,033
• − Property taxes: −$342
• − Insurance: −$360
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$2,095
• Taxable income: $3,038
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $3,318/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: Brantley County
• NCES district ID: 1300480
• Math proficiency: 48% ▼ -5.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $37,053
• Composite: 37.85/100
• National rank: #4328
• State rank: #26 of 174 in GA

Livability — Hortense

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,914

Population outlook (Brantley County) Hauer SSP2

• Today (2025): 18,422 people
• By 2030: 18,220 · -1.1%
• By 2040: 17,441 · -5.3%
• By 2050: 16,044 · -12.9%
• By 2075: 11,707 · -36.5%
• By 2100: 7,006 · -62.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Scotch-Irish 1% Romanian 1% Lithuanian 1%
• Foreign-born: 3% · Canada

Political lean MEDSL · Brantley

• 2024 margin: Solid R (+82.5) · D 8.7% · R 91.1%
• 2008→2024 swing: -19.4pp toward R · 2008: -63.1pp · 2024: -82.5pp
• All cycles: 2024: R+82.5 2020: R+81.2 2016: R+78.6 2012: R+67.0 2008: R+63.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.90%
• Current HPI: 167.0028
• 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

-19.9% since first listed

5 events — show timeline

• 2026-05-19 Relisted — GIAR
• 2026-04-07 Contingent — GIAR
• 2026-02-24 Price Changed $72,000 GIAR
• 2026-01-21 Price Changed $80,000 GIAR
• 2026-01-05 Listed $89,900 GIAR

Property tax history

+0.4%/yr

Latest (2025): $342 · +49.1% YoY. Source: county tax records.