400 W Bluff St · Mount Vernon, GA 30445

$125,000

3 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 309 Days on market

Built 1955 0.40 ac lot $94/sqft · 6% below area Est $133k · 6% 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 +30.0/30.0
• ARV discount +10.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Appreciation +6.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Solid, well kept home now available just minutes from Brewton Parker College! Features include metal roof, city water and sewer, back deck that's great for afternoon relaxing, and all appliances come with it! This one wont last long!

Key facts

• Metal roof
• City water
• Back deck

Tags

• METAL ROOF
• CITY WATER
• CITY SEWER
• BACK DECK
• ALL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#312 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools D-, amenities F.
• Montgomery County (rural): math 26% / reading 31% proficiency, ranked #105 of 174 in GA (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 23 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $5k appreciation (3.7% local appreciation)).
• Montgomery County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 309 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 1955 — 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 D-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: 1.26% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.57%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (median comp): $132,535
• List price: $125,000
• Delta: -5.69%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Blueberry	0.41mi	3/1.5	1,328 (+0%)	21mo	$132,000	$99	61

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

Projected returns pro-forma

3.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.44×
• Total profit: $50,343
• Equity at exit: $61,045

10-year hold

• IRR: 24.7%
• Equity multiple: 4.73×
• Total profit: $130,574
• Equity at exit: $98,028

Cash invested: $35,000 (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 30445

• Home prices YoY: 2.1%
• Active inventory: 6
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,571 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $483

Break-even live

Break-even rent $959

Max offer price $125,000

Occupancy floor 64%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $125,000 Active 309 DOM
2. 2026-06-18
   days on market $125,000 Active 308 DOM
3. 2026-06-17
   days on market $125,000 Active 307 DOM
4. 2026-06-16
   days on market $125,000 Active 306 DOM
5. 2026-06-15
   days on market $125,000 Active 305 DOM
6. 2026-06-14
   days on market $125,000 Active 303 DOM
7. 2026-06-12
   days on market $125,000 Active 302 DOM
8. 2026-06-09
   days on market $125,000 Active 299 DOM
9. 2026-06-08
   days on market $125,000 Active 298 DOM
10. 2026-06-07
    days on market $125,000 Active 297 DOM
11. 2026-06-07
    days on market $125,000 Active 296 DOM
12. 2026-06-04
    days on market $125,000 Active 293 DOM
13. 2026-06-02
    days on market $125,000 Active 292 DOM
14. 2026-06-01
    days on market $125,000 Active 291 DOM
15. 2026-05-31
    days on market $125,000 Active 290 DOM
16. 2026-05-31
    days on market $125,000 Active 289 DOM
17. 2025-08-14
    listed $125,000 New 233-char remark

    Show marketing remark (233 chars)

    Solid, well kept home now available just minutes from Brewton Parker College! Features include metal roof, city water and sewer, back deck that's great for afternoon relaxing, and all appliances come with it! This one wont last long!

ⓘ 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: $603 · $50/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$547/yr (+$46/mo · 90.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,852
• − Mortgage interest: −$7,002
• − Property taxes: −$603
• − Insurance: −$625
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$3,636
• Taxable income: $3,969
• Est. tax owed @ 24.0%: −$953
• After-tax cash flow: $4,846/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: Montgomery County
• NCES district ID: 1303750
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $35,412
• Composite: 23.55/100
• National rank: #7859
• State rank: #105 of 174 in GA

Livability — Mount Vernon

• Score: 62/100
• State rank: #312
• US rank: #16962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, GA
• Population (ZIP): 3,360

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 8,589 people
• By 2030: 8,293 · -3.4%
• By 2040: 7,652 · -10.9%
• By 2050: 7,066 · -17.7%
• By 2075: 6,072 · -29.3%
• By 2100: 5,522 · -35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 44% Black 43% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Korean 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+53.0) · D 23.3% · R 76.3%
• 2008→2024 swing: -11.9pp toward R · 2008: -41.1pp · 2024: -53.0pp
• All cycles: 2024: R+53.0 2020: R+49.9 2016: R+51.1 2012: R+39.9 2008: R+41.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.68%
• Current HPI: 179.4006
• 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

1 event — show timeline

• 2025-08-14 Listed $125,000 GAMLS

Property tax history

+7.3%/yr

Latest (2025): $603 · -3.1% YoY. Source: county tax records.