2103 Aimwell Rd · Vidalia, GA 30474

$173,000

3 bd · 2.0 ba · 1,480 sqft · SingleFamily public records · 228 Days on market

Built 1972 0.29 ac lot $117/sqft · at area comps Est $177k · at est.

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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 +23.5/30.0
• ARV discount +8.5/15.0
• DSCR +7.6/10.0
• 1% rule +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bedroom Brick Home in the Heart of Vidalia! This beautiful 3-bedroom, 2-bath brick home is situated on a .29-acre fenced lot with paved frontage. The well-maintained home offers ample space both inside and out, making it perfect for comfortable living and entertaining. As you step inside, you'll find vinyl flooring throughout-so there's no carpet to worry about! The home features a spacious kitchen with plenty of room for cooking and gathering, along with a separate den and family room that provide flexible living spaces to suit any lifestyle. Each room is generously sized, creating a welcoming and open atmosphere. Enjoy relaxing afternoons or sipping morning coffee on the screened-in porch. The entire yard is fenced in, making it ideal for pets, play, or gardening. Conveniently located near schools, shopping, and dining, this charming home combines small-town comfort with modern conveniences. Homes like this don't stay on the market for long-schedule your showing today!

Key facts

• Vinyl flooring
• Screened-in porch
• Spacious kitchen

Tags

• FENCED LOT
• PAVED FRONTAGE
• VINYL FLOORING
• SPACIOUS KITCHEN
• SCREENED-IN PORCH
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (2.4% below list).
• Recommended offer: $152k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.9% in Vidalia — 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 60/100 on livability (#377 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Vidalia City (town): math 24% / reading 27% proficiency, ranked #126 of 174 in GA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 103 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 33 units permitted in Toombs County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Toombs County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $152,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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 1972 — 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. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 8.5

CMA / ARV

• ARV (median comp): $176,994
• List price: $173,000
• Delta: -2.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2007 2007 Aimwell Rd	0.04mi	3/2.0	1,498 (+1%)	5mo	$140,000	$93	92
1705 Moses	0.40mi	3/2.0	1,531 (+3%)	3mo	$220,000	$144	73
1704 Moses Dr	0.42mi	3/2.0	1,444 (-2%)	8mo	$190,000	$132	69
1404 Sandy Rd	0.51mi	3/2.5	1,680 (+14%)	17mo	$186,000	$111	38
912 Clyde Blvd	0.74mi	3/2.0	1,634 (+10%)	21mo	$205,000	$125	30
926 Laurel Dr	0.63mi	4/1.0 (+1)	1,690 (+14%)	23mo	$190,000	$112	19

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-7,552
• Equity at exit: $25,795

10-year hold

• IRR: 5.5%
• Equity multiple: 1.40×
• Total profit: $19,555
• Equity at exit: $14,958

Cash invested: $48,440 (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 30474

• Home prices YoY: -20.1%
• Active inventory: 103
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,689 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $323

Break-even live

Break-even rent $1,280

Max offer price $173,000

Occupancy floor 76%

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1909 Aimwell Rd Vidalia, GA	4.0	3.0	1250	$1,800	$1.44	44d	1	0.08mi
1907 Aimwell Rd Vidalia, GA	4.0	3.0	1458	$1,800	$1.23	44d	1	0.08mi
1528 Halls Ln Vidalia, GA	4.0	2.0	1343	$1,725	$1.28	44d	1	0.91mi

Listing history 23 events

1. 2026-06-19
   days on market $173,000 Active 228 DOM
2. 2026-06-18
   days on market $173,000 Active 227 DOM
3. 2026-06-17
   days on market $173,000 Active 226 DOM
4. 2026-06-16
   days on market $173,000 Active 225 DOM
5. 2026-06-15
   days on market $173,000 Active 224 DOM
6. 2026-06-14
   days on market $173,000 Active 222 DOM
7. 2026-06-12
   days on market $173,000 Active 221 DOM
8. 2026-06-09
   days on market $173,000 Active 218 DOM
9. 2026-06-08
   days on market $173,000 Active 217 DOM
10. 2026-06-07
    days on market $173,000 Active 216 DOM
11. 2026-06-07
    days on market $173,000 Active 215 DOM
12. 2026-06-04
    days on market $173,000 Active 212 DOM
13. 2026-06-02
    days on market $173,000 Active 211 DOM
14. 2026-06-01
    days on market $173,000 Active 210 DOM
15. 2026-05-31
    days on market $173,000 Active 209 DOM
16. 2026-05-31
    days on market $173,000 Active 208 DOM
17. 2026-04-27
    price $173,000 997-char remark

    Show marketing remark (997 chars)

    Charming 3-Bedroom Brick Home in the Heart of Vidalia! This beautiful 3-bedroom, 2-bath brick home is situated on a .29-acre fenced lot with paved frontage. The well-maintained home offers ample space both inside and out, making it perfect for comfortable living and entertaining. As you step inside, you'll find vinyl flooring throughout-so there's no carpet to worry about! The home features a spacious kitchen with plenty of room for cooking and gathering, along with a separate den and family room that provide flexible living spaces to suit any lifestyle. Each room is generously sized, creating a welcoming and open atmosphere. Enjoy relaxing afternoons or sipping morning coffee on the screened-in porch. The entire yard is fenced in, making it ideal for pets, play, or gardening. Conveniently located near schools, shopping, and dining, this charming home combines small-town comfort with modern conveniences. Homes like this don't stay on the market for long-schedule your showing today!

18. 2026-03-19
    price $183,000 997-char remark

    Show marketing remark (997 chars)

    Charming 3-Bedroom Brick Home in the Heart of Vidalia! This beautiful 3-bedroom, 2-bath brick home is situated on a .29-acre fenced lot with paved frontage. The well-maintained home offers ample space both inside and out, making it perfect for comfortable living and entertaining. As you step inside, you'll find vinyl flooring throughout-so there's no carpet to worry about! The home features a spacious kitchen with plenty of room for cooking and gathering, along with a separate den and family room that provide flexible living spaces to suit any lifestyle. Each room is generously sized, creating a welcoming and open atmosphere. Enjoy relaxing afternoons or sipping morning coffee on the screened-in porch. The entire yard is fenced in, making it ideal for pets, play, or gardening. Conveniently located near schools, shopping, and dining, this charming home combines small-town comfort with modern conveniences. Homes like this don't stay on the market for long-schedule your showing today!

19. 2025-12-12
    price $189,000 997-char remark

    Show marketing remark (997 chars)

    Charming 3-Bedroom Brick Home in the Heart of Vidalia! This beautiful 3-bedroom, 2-bath brick home is situated on a .29-acre fenced lot with paved frontage. The well-maintained home offers ample space both inside and out, making it perfect for comfortable living and entertaining. As you step inside, you'll find vinyl flooring throughout-so there's no carpet to worry about! The home features a spacious kitchen with plenty of room for cooking and gathering, along with a separate den and family room that provide flexible living spaces to suit any lifestyle. Each room is generously sized, creating a welcoming and open atmosphere. Enjoy relaxing afternoons or sipping morning coffee on the screened-in porch. The entire yard is fenced in, making it ideal for pets, play, or gardening. Conveniently located near schools, shopping, and dining, this charming home combines small-town comfort with modern conveniences. Homes like this don't stay on the market for long-schedule your showing today!

20. 2025-11-03
    listed $192,500 New 997-char remark

    Show marketing remark (997 chars)

    Charming 3-Bedroom Brick Home in the Heart of Vidalia! This beautiful 3-bedroom, 2-bath brick home is situated on a .29-acre fenced lot with paved frontage. The well-maintained home offers ample space both inside and out, making it perfect for comfortable living and entertaining. As you step inside, you'll find vinyl flooring throughout-so there's no carpet to worry about! The home features a spacious kitchen with plenty of room for cooking and gathering, along with a separate den and family room that provide flexible living spaces to suit any lifestyle. Each room is generously sized, creating a welcoming and open atmosphere. Enjoy relaxing afternoons or sipping morning coffee on the screened-in porch. The entire yard is fenced in, making it ideal for pets, play, or gardening. Conveniently located near schools, shopping, and dining, this charming home combines small-town comfort with modern conveniences. Homes like this don't stay on the market for long-schedule your showing today!

21. 2023-11-17
    soldstatus $178,000 256-char remark

    Show marketing remark (256 chars)

    (Imported from ABBR ListingId 20993) This 3 bedroom, 2 bath home has so much to offer. Large eat-in kitchen, dining area, family room, and spacious bedrooms make this home perfect for a new or growing family. Enjoy your morning coffee while sitting on th

22. 2023-09-08
    listed $180,000 256-char remark

    Show marketing remark (256 chars)

    (Imported from ABBR ListingId 20993) This 3 bedroom, 2 bath home has so much to offer. Large eat-in kitchen, dining area, family room, and spacious bedrooms make this home perfect for a new or growing family. Enjoy your morning coffee while sitting on th

23. 2013-07-23
    soldstatus $75,000

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $1,592 · $133/mo
• Expected delta: +$1,204/yr (+$100/mo · 311.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $20,271
• − Mortgage interest: −$9,691
• − Property taxes: −$387
• − Insurance: −$865
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$5,033
• Taxable income: $1,052
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $3,623/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: Vidalia City
• NCES district ID: 1305340
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $33,262
• Composite: 20.87/100
• National rank: #8495
• State rank: #126 of 174 in GA

Livability — Vidalia

• Score: 60/100
• State rank: #377
• US rank: #19133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vidalia, GA
• County: Toombs County · 17,315 people
• City population: 17,315
• Metro: Vidalia, GA
• Population (ZIP): 17,315
• Household income: $55,295
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 427.0

Population outlook (Toombs County) Hauer SSP2

• Today (2025): 26,784 people
• By 2030: 26,312 · -1.8%
• By 2040: 25,219 · -5.8%
• By 2050: 23,733 · -11.4%
• By 2075: 19,107 · -28.7%
• By 2100: 12,922 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Black 25% Two or more races 10% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 7% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Toombs

• 2024 margin: Solid R (+50.7) · D 24.5% · R 75.2%
• 2008→2024 swing: -12.6pp toward R · 2008: -38.1pp · 2024: -50.7pp
• All cycles: 2024: R+50.7 2020: R+45.2 2016: R+46.9 2012: R+40.5 2008: R+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.08%
• Current HPI: 231.4021
• Rent YoY: —
• Metro: Vidalia, GA
• 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

+130.7% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $173,000 GAMLS
• 2026-03-19 Price Changed $183,000 GAMLS
• 2025-12-12 Price Changed $189,000 GAMLS
• 2025-11-03 Listed $192,500 GAMLS
• 2023-11-17 Sold (MLS) $178,000 GAMLS
• 2023-09-08 Listed $180,000 GAMLS
• 2013-07-23 Sold (Public Records) $75,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $387 · +0.0% YoY. Source: county tax records.