998 Campbell Rd · Meansville, GA 30256

$165,000

3 bd · 4.0 ba · 2,316 sqft · SingleFamily public records · 38 Days on market

Built 1980 9.00 ac lot $71/sqft · 57% below area ↓ 24% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +8.8/30.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +2.7/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Looking For That Piece Of Property That Can Transform From A Diamond In The Rough? Can You Visualize And See What Something Could Be? Than This Property Is For You! Land Is Gorgeous On This Property. Open Pasture In Front And Wooded In The Back. Open 42' x 60' Workshop, Detached Carport, An Attached Workshop/Toy House To The Main House. Property On Market For Less Than Recent Appraisal. Bank Owned Property As-Is, Where-Is, No Disclosures.

Key facts

• Private homesite
• Mini farm
• Investment property

Tags

• 9 SCENIC ACRES
• STREAM
• OPEN AND WOODED LAND
• PRIVATE HOMESITE
• MINI FARM
• INVESTMENT PROPERTY

Property features AI

Finance

• Other: Approximately 9-acre lot; Lot is listed as cleared, grassed and partially wooded
• HOA & community: No HOA; No association fees

Exterior

• Parking: Off-street parking; Parking pad; Open parking available
• Utilities: Well water; Septic tank; Other utilities
• Home design: Single family residence (house); One story; Fixer condition; Outbuilding on the property
• Construction: Built in 1980; Wood siding and other construction materials; Composition roof; Block foundation
• Exterior features: Porch; Open, private lot; Has a view

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features; One-level living; Crawl space basement; No fireplaces
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (23.7% below list).
• Recommended offer: $126k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#561 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime D, schools F, amenities F.
• Pike County (rural): math 32% / reading 36% proficiency, ranked #64 of 174 in GA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 91 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Pike County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y 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 $125k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 43% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,969 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.76% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $382,811
• List price: $165,000
• Delta: -56.90%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1046 Rose Hill Rd	0.67mi	4/3.5 (+1)	2,125 (-8%)	13mo	$424,900	$200	37
298 Campbell Rd	0.68mi	4/3.5 (+1)	2,464 (+6%)	23mo	$384,010	$156	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 21.8%
• Equity multiple: 2.76×
• Total profit: $81,272
• Equity at exit: $148,645

10-year hold

• IRR: 19.6%
• Equity multiple: 6.33×
• Total profit: $246,124
• Equity at exit: $320,559

Cash invested: $46,200 (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 30256

• Home prices YoY: 4.5%
• Active inventory: 20
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$196 /mo · $2,355/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-135

Break-even live

Break-even rent $1,431

Max offer price $141,134

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-88	+0% $-135	+5% $-182	+10% $-229
Rent	-10% $-235	-5% $-185	+0% $-135	+5% $-85	+10% $-36
Rate	-1.0pp $-52	-0.5pp $-93	base $-135	+0.5pp $-178	+1.0pp $-221

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-21
   days on market $165,000 Active 38 DOM
2. 2026-06-18
   days on market $165,000 Active 35 DOM
3. 2026-06-17
   days on market $165,000 Active 34 DOM
4. 2026-06-16
   days on market $165,000 Active 33 DOM
5. 2026-06-15
   days on market $165,000 Active 32 DOM
6. 2026-06-13
   days on market $165,000 Active 30 DOM
7. 2026-06-09
   days on market $165,000 Active 26 DOM
8. 2026-06-08
   days on market $165,000 Active 25 DOM
9. 2026-06-07
   days on market $165,000 Active 24 DOM
10. 2026-06-04
    days on market $165,000 Active 21 DOM
11. 2026-06-03
    days on market $165,000 Active 20 DOM
12. 2026-06-02
    days on market $165,000 Active 19 DOM
13. 2026-06-01
    days on market $165,000 Active 18 DOM
14. 2026-05-31
    days on market $165,000 Active 17 DOM
15. 2025-03-26
    historical
16. 2025-01-03
    status Back On Market
17. 2024-12-26
    status Under Contract
18. 2024-12-10
    listed $170,000 New
19. 2024-12-10
    listed $165,000 New 699-char remark
20. 2024-07-25
    soldstatus $125,000
21. 2016-03-29
    price $81,000

    Show marketing remark (442 chars)

    Looking For That Piece Of Property That Can Transform From A Diamond In The Rough? Can You Visualize And See What Something Could Be? Than This Property Is For You! Land Is Gorgeous On This Property. Open Pasture In Front And Wooded In The Back. Open 42' x 60' Workshop, Detached Carport, An Attached Workshop/Toy House To The Main House. Property On Market For Less Than Recent Appraisal. Bank Owned Property As-Is, Where-Is, No Disclosures.

22. 2016-03-14
    soldstatus $81,000 Sold

    Show marketing remark (442 chars)

    Looking For That Piece Of Property That Can Transform From A Diamond In The Rough? Can You Visualize And See What Something Could Be? Than This Property Is For You! Land Is Gorgeous On This Property. Open Pasture In Front And Wooded In The Back. Open 42' x 60' Workshop, Detached Carport, An Attached Workshop/Toy House To The Main House. Property On Market For Less Than Recent Appraisal. Bank Owned Property As-Is, Where-Is, No Disclosures.

23. 2016-01-13
    status Under Contract

    Show marketing remark (442 chars)

    Looking For That Piece Of Property That Can Transform From A Diamond In The Rough? Can You Visualize And See What Something Could Be? Than This Property Is For You! Land Is Gorgeous On This Property. Open Pasture In Front And Wooded In The Back. Open 42' x 60' Workshop, Detached Carport, An Attached Workshop/Toy House To The Main House. Property On Market For Less Than Recent Appraisal. Bank Owned Property As-Is, Where-Is, No Disclosures.

24. 2016-01-13
    price $85,000

    Show marketing remark (442 chars)

    Looking For That Piece Of Property That Can Transform From A Diamond In The Rough? Can You Visualize And See What Something Could Be? Than This Property Is For You! Land Is Gorgeous On This Property. Open Pasture In Front And Wooded In The Back. Open 42' x 60' Workshop, Detached Carport, An Attached Workshop/Toy House To The Main House. Property On Market For Less Than Recent Appraisal. Bank Owned Property As-Is, Where-Is, No Disclosures.

25. 2015-07-23
    listed $85,000 New

    Show marketing remark (442 chars)

    Looking For That Piece Of Property That Can Transform From A Diamond In The Rough? Can You Visualize And See What Something Could Be? Than This Property Is For You! Land Is Gorgeous On This Property. Open Pasture In Front And Wooded In The Back. Open 42' x 60' Workshop, Detached Carport, An Attached Workshop/Toy House To The Main House. Property On Market For Less Than Recent Appraisal. Bank Owned Property As-Is, Where-Is, No Disclosures.

26. 2014-12-29
    historical
27. 2014-12-04
    listed $145,000 New
28. 2014-11-01
    historical
29. 2014-10-30
    status Back On Market
30. 2014-05-15
    status Under Contract
31. 2014-03-12
    listed $169,000 New
32. 2012-02-02
    historical
33. 2011-11-17
    price $175,000 Reduced
34. 2011-10-20
    price $189,900 Reduced
35. 2011-10-13
    status Back On Market
36. 2011-10-12
    historical
37. 2011-09-15
    price $199,000 Reduced
38. 2011-08-25
    price $215,000 Reduced
39. 2011-06-10
    listed $225,000 New

ⓘ 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: $2,355 · $196/mo
• Projected year-2 tax: $2,355 · $196/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 43% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,116
• − Mortgage interest: −$9,243
• − Property taxes: −$2,355
• − Insurance: −$825
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$4,800
• Taxable loss: −$4,525
• Est. tax savings @ 24.0%: +$1,086
• After-tax cash flow: $-535/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: Pike County
• NCES district ID: 1304170
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $53,484
• Composite: 29.84/100
• National rank: #6414
• State rank: #64 of 174 in GA

Livability — Meansville

• Score: 53/100
• State rank: #561
• US rank: #24648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,007

Population outlook (Pike County) Hauer SSP2

• Today (2025): 18,433 people
• By 2030: 18,537 · +0.6%
• By 2040: 18,371 · -0.3%
• By 2050: 17,676 · -4.1%
• By 2075: 15,564 · -15.6%
• By 2100: 12,317 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+73.4) · D 13.1% · R 86.6%
• 2008→2024 swing: -12.8pp toward R · 2008: -60.6pp · 2024: -73.4pp
• All cycles: 2024: R+73.4 2020: R+71.1 2016: R+69.6 2012: R+65.5 2008: R+60.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.02%
• Current HPI: 254.6289
• 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

-24.4% since first listed

25 events — show timeline

• 2025-03-26 Listing Removed — GAMLS
• 2025-01-03 Relisted — GAMLS
• 2024-12-26 Pending — GAMLS
• 2024-12-10 Listed $170,000 GAMLS
• 2024-12-10 Listed $165,000 GAMLS
• 2024-07-25 Sold (Public Records) $125,000 Public Records
• 2016-03-29 Price Changed $81,000 GAMLS
• 2016-03-14 Sold (MLS) $81,000 GAMLS
• 2016-01-13 Pending — GAMLS
• 2016-01-13 Price Changed $85,000 GAMLS
• 2015-07-23 Listed $85,000 GAMLS
• 2014-12-29 Listing Removed — GAMLS
• 2014-12-04 Listed $145,000 GAMLS
• 2014-11-01 Listing Removed — GAMLS
• 2014-10-30 Relisted — GAMLS
• 2014-05-15 Pending — GAMLS
• 2014-03-12 Listed $169,000 GAMLS
• 2012-02-02 Listing Removed — GAMLS
• 2011-11-17 Price Changed $175,000 GAMLS
• 2011-10-20 Price Changed $189,900 GAMLS
• 2011-10-13 Relisted — GAMLS
• 2011-10-12 Listing Removed — GAMLS
• 2011-09-15 Price Changed $199,000 GAMLS
• 2011-08-25 Price Changed $215,000 GAMLS
• 2011-06-10 Listed $225,000 GAMLS

Property tax history

+1.6%/yr

Latest (2025): $2,355 · +25.0% YoY. Source: county tax records.