208 Emory Way · Oxford, GA 30054

$159,900

3 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 185 Days on market

Built 1970 0.45 ac lot $121/sqft · 13% below area Est $184k · 13% under

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Why this score? — see what drove the C+ 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 +24.9/30.0
• ARV discount +13.5/15.0
• DSCR +8.1/10.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buyer name on contract must match the party closing. Unlock the potential of this 3-bedroom, 1-bath ranch fixer-upper located in a quiet, established neighborhood in Oxford. Sitting on a spacious .45-acre corner lot with mature trees and plenty of privacy, this property offers a solid opportunity for investors, renovators, or buyers looking to customize a home from the ground up. Inside, you'll find a traditional layout with a generous living area, separate dining space, and a kitchen ready for a full redesign. The bedrooms offer good dimensions and natural light, providing a strong foundation for your updates. Outside, the level backyard offers room for outdoor living, gardening, or future expansion. Convenient access to Covington, I20, local shopping, and Newton County schools. Home is sold AsIs.

Key facts

• Generous living area
• Spacious lot
• Plenty of privacy

Tags

• QUIET ESTABLISHED NEIGHBORHOOD
• SPACIOUS LOT
• MATURE TREES
• PLENTY OF PRIVACY
• GENEROUS LIVING AREA
• SEPARATE DINING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.0% in Oxford — 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 64/100 on livability (#277 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.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 103 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 1970 — 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. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (median comp): $184,288
• List price: $159,900
• Delta: -13.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 E Richardson St	0.18mi	3/1.0	1,326 (0%)	8mo	$160,000	$121	85
103 Emory Way	0.12mi	3/1.0	1,208 (-9%)	13mo	$190,000	$157	69
204 Emory Way	0.04mi	3/1.5	1,494 (+13%)	21mo	$232,000	$155	58
955 Victoria Ln	0.62mi	3/2.0	1,265 (-5%)	5mo	$280,000	$221	56
908 Emory St	0.59mi	3/2.0	1,386 (+4%)	11mo	$95,000	$69	51
900 Victoria Ln	0.59mi	3/1.5	1,175 (-11%)	4mo	$225,000	$191	48
145 Meadowview Ter	0.68mi	3/2.0	1,252 (-6%)	19mo	$250,000	$200	39
663 Airport Rd	0.63mi	3/2.0	1,180 (-11%)	14mo	$251,000	$213	36

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-4,071
• Equity at exit: $23,842

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $24,571
• Equity at exit: $13,825

Cash invested: $44,772 (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 30054

• Home prices YoY: -17.8%
• Active inventory: 103
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$839
• Tax from tax record: −$153 /mo · $1,831/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $343

Break-even live

Break-even rent $1,339

Max offer price $159,900

Occupancy floor 76%

Sensitivity live

Price	-10% $433	-5% $388	+0% $343	+5% $298	+10% $252
Rent	-10% $203	-5% $273	+0% $343	+5% $413	+10% $483
Rate	-1.0pp $423	-0.5pp $384	base $343	+0.5pp $302	+1.0pp $259

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 W Bonnell St Oxford, GA	3.0	1.0	1356	$1,650	$1.22	5d	1	1.14mi
140 Victoria Blvd Oxford, GA	3.0	2.0	1384	$1,699	$1.23	25d	1	1.22mi
12301 Town Ctr Blvd Covington, GA	3.0	1.0–2.5	1282	$2,878	$2.24	2d	20	1.23mi
10500 Callaway Dr Covington, GA	1.0–3.0	1.0–2.0	981	$2,627	$2.68	2d	68	1.29mi
80 Tinsley Cir Oxford, GA	3.0	2.0	1361	$1,589	$1.17	44d	1	1.34mi
12250 Town Center Blvd Covington, GA	3.0–4.0	2.5	1843	$2,129	$1.15	2d	11	1.35mi
10266 Stone St NW Unit B Covington, GA	3.0	2.5	1384	$1,250	$0.90	2d	1	1.36mi
9235 Colony Dr NW Unit A Covington, GA	3.0	2.0	1294	$1,599	$1.24	44d	1	1.38mi
9235 Colony Dr NW Unit B Covington, GA	3.0	2.0	1294	$1,600	$1.24	44d	1	1.38mi
6184 Geiger St NW Covington, GA	3.0	2.0	1310	$1,725	$1.32	44d	1	1.44mi
12607 Persky PL Covington, GA	3.0	2.5–3.5	1668	$1,888	$1.13	2d	10	1.44mi
9285 Cedar Ridge Dr NW Covington, GA	3.0	2.0	1420	$1,495	$1.05	44d	1	1.45mi

Listing history 26 events

1. 2026-06-18
   status $159,900 Pending 185 DOM
2. 2026-06-18
   days on market $159,900 Active 185 DOM
3. 2026-06-17
   days on market $159,900 Active 184 DOM
4. 2026-06-16
   days on market $159,900 Active 183 DOM
5. 2026-06-15
   days on market $159,900 Active 182 DOM
6. 2026-06-13
   days on market $159,900 Active 180 DOM
7. 2026-06-13
   days on market $159,900 Active 179 DOM
8. 2026-06-09
   days on market $159,900 Active 176 DOM
9. 2026-06-08
   days on market $159,900 Active 175 DOM
10. 2026-06-07
    days on market $159,900 Active 174 DOM
11. 2026-06-04
    days on market $159,900 Active 171 DOM
12. 2026-06-03
    days on market $159,900 Active 170 DOM
13. 2026-06-02
    days on market $159,900 Active 169 DOM
14. 2026-06-01
    days on market $159,900 Active 168 DOM
15. 2026-05-31
    days on market $159,900 Active 167 DOM
16. 2026-05-11
    price $159,900 809-char remark

    Show marketing remark (817 chars)

    Buyer name on contract must match the party closing. Unlock the potential of this 3-bedroom, 1-bath ranch fixer-upper located in a quiet, established neighborhood in Oxford. Sitting on a spacious .45-acre corner lot with mature trees and plenty of privacy, this property offers a solid opportunity for investors, renovators, or buyers looking to customize a home from the ground up. Inside, you’ll find a traditional layout with a generous living area, separate dining space, and a kitchen ready for a full redesign. The bedrooms offer good dimensions and natural light, providing a strong foundation for your updates. Outside, the level backyard offers room for outdoor living, gardening, or future expansion. Convenient access to Covington, I-20, local shopping, and Newton County schools. Home is sold As-Is.

17. 2026-05-11
    price $159,900 817-char remark

    Show marketing remark (817 chars)

    Buyer name on contract must match the party closing. Unlock the potential of this 3-bedroom, 1-bath ranch fixer-upper located in a quiet, established neighborhood in Oxford. Sitting on a spacious .45-acre corner lot with mature trees and plenty of privacy, this property offers a solid opportunity for investors, renovators, or buyers looking to customize a home from the ground up. Inside, you’ll find a traditional layout with a generous living area, separate dining space, and a kitchen ready for a full redesign. The bedrooms offer good dimensions and natural light, providing a strong foundation for your updates. Outside, the level backyard offers room for outdoor living, gardening, or future expansion. Convenient access to Covington, I-20, local shopping, and Newton County schools. Home is sold As-Is.

18. 2026-03-13
    price $169,900 817-char remark

    Show marketing remark (809 chars)

    Buyer name on contract must match the party closing. Unlock the potential of this 3-bedroom, 1-bath ranch fixer-upper located in a quiet, established neighborhood in Oxford. Sitting on a spacious .45-acre corner lot with mature trees and plenty of privacy, this property offers a solid opportunity for investors, renovators, or buyers looking to customize a home from the ground up. Inside, you'll find a traditional layout with a generous living area, separate dining space, and a kitchen ready for a full redesign. The bedrooms offer good dimensions and natural light, providing a strong foundation for your updates. Outside, the level backyard offers room for outdoor living, gardening, or future expansion. Convenient access to Covington, I20, local shopping, and Newton County schools. Home is sold AsIs.

19. 2026-03-13
    price $169,900 809-char remark

    Show marketing remark (809 chars)

    Buyer name on contract must match the party closing. Unlock the potential of this 3-bedroom, 1-bath ranch fixer-upper located in a quiet, established neighborhood in Oxford. Sitting on a spacious .45-acre corner lot with mature trees and plenty of privacy, this property offers a solid opportunity for investors, renovators, or buyers looking to customize a home from the ground up. Inside, you'll find a traditional layout with a generous living area, separate dining space, and a kitchen ready for a full redesign. The bedrooms offer good dimensions and natural light, providing a strong foundation for your updates. Outside, the level backyard offers room for outdoor living, gardening, or future expansion. Convenient access to Covington, I20, local shopping, and Newton County schools. Home is sold AsIs.

20. 2026-02-02
    price $195,500 817-char remark

    Show marketing remark (809 chars)

    Buyer name on contract must match the party closing. Unlock the potential of this 3-bedroom, 1-bath ranch fixer-upper located in a quiet, established neighborhood in Oxford. Sitting on a spacious .45-acre corner lot with mature trees and plenty of privacy, this property offers a solid opportunity for investors, renovators, or buyers looking to customize a home from the ground up. Inside, you'll find a traditional layout with a generous living area, separate dining space, and a kitchen ready for a full redesign. The bedrooms offer good dimensions and natural light, providing a strong foundation for your updates. Outside, the level backyard offers room for outdoor living, gardening, or future expansion. Convenient access to Covington, I20, local shopping, and Newton County schools. Home is sold AsIs.

21. 2026-02-02
    price $195,500 809-char remark

    Show marketing remark (809 chars)

    Buyer name on contract must match the party closing. Unlock the potential of this 3-bedroom, 1-bath ranch fixer-upper located in a quiet, established neighborhood in Oxford. Sitting on a spacious .45-acre corner lot with mature trees and plenty of privacy, this property offers a solid opportunity for investors, renovators, or buyers looking to customize a home from the ground up. Inside, you'll find a traditional layout with a generous living area, separate dining space, and a kitchen ready for a full redesign. The bedrooms offer good dimensions and natural light, providing a strong foundation for your updates. Outside, the level backyard offers room for outdoor living, gardening, or future expansion. Convenient access to Covington, I20, local shopping, and Newton County schools. Home is sold AsIs.

22. 2025-12-12
    listed $209,900 New 809-char remark

    Show marketing remark (817 chars)

    Buyer name on contract must match the party closing. Unlock the potential of this 3-bedroom, 1-bath ranch fixer-upper located in a quiet, established neighborhood in Oxford. Sitting on a spacious .45-acre corner lot with mature trees and plenty of privacy, this property offers a solid opportunity for investors, renovators, or buyers looking to customize a home from the ground up. Inside, you’ll find a traditional layout with a generous living area, separate dining space, and a kitchen ready for a full redesign. The bedrooms offer good dimensions and natural light, providing a strong foundation for your updates. Outside, the level backyard offers room for outdoor living, gardening, or future expansion. Convenient access to Covington, I-20, local shopping, and Newton County schools. Home is sold As-Is.

23. 2025-12-12
    listed $209,900 Active 817-char remark

    Show marketing remark (817 chars)

    Buyer name on contract must match the party closing. Unlock the potential of this 3-bedroom, 1-bath ranch fixer-upper located in a quiet, established neighborhood in Oxford. Sitting on a spacious .45-acre corner lot with mature trees and plenty of privacy, this property offers a solid opportunity for investors, renovators, or buyers looking to customize a home from the ground up. Inside, you’ll find a traditional layout with a generous living area, separate dining space, and a kitchen ready for a full redesign. The bedrooms offer good dimensions and natural light, providing a strong foundation for your updates. Outside, the level backyard offers room for outdoor living, gardening, or future expansion. Convenient access to Covington, I-20, local shopping, and Newton County schools. Home is sold As-Is.

24. 2025-10-29
    soldstatus $402,079
25. 2019-05-16
    soldstatus $69,000
26. 1995-06-09
    soldstatus $9,000

ⓘ 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: $1,831 · $153/mo
• Projected year-2 tax: $1,831 · $153/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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,276
• − Mortgage interest: −$8,957
• − Property taxes: −$1,831
• − Insurance: −$800
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$4,652
• Taxable income: $1,633
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $3,723/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Oxford

• Score: 64/100
• State rank: #277
• US rank: #14854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford, GA
• Population (ZIP): 10,851

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 21% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 6% Russian/Polish/Slavic 2% Chinese 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.99%
• Current HPI: 262.4286
• 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

+1676.7% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $159,900 GAMLS
• 2026-05-11 Price Changed $159,900 FMLS
• 2026-03-13 Price Changed $169,900 FMLS
• 2026-03-13 Price Changed $169,900 GAMLS
• 2026-02-02 Price Changed $195,500 FMLS
• 2026-02-02 Price Changed $195,500 GAMLS
• 2025-12-12 Listed $209,900 FMLS
• 2025-12-12 Listed $209,900 GAMLS
• 2025-10-29 Sold (Public Records) $402,079 Public Records
• 2019-05-16 Sold (Public Records) $69,000 Public Records
• 1995-06-09 Sold (Public Records) $9,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,831 · +9.0% YoY. Source: county tax records.