270 Forehand Ln

Hiltonia, GA 30467

$195,900D-

2 bd · 1.5 ba · 1,479 sqft · Built 1982 · SingleFamily · Under Contract · 97 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,386/mo
• Mortgage (P&I): −$1,027
• Tax + insurance: −$155
• HOA: −$0
• Vac / Maint / Mgmt: −$291
• Net cashflow: $-88/mo
• Annual: $-1,055/yr
• Cap rate: 5.75%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• 1% rule: 0.71%
• Cash to close: $54,852

Investor read

• This is a 2-bed/1.5-bath single-family listed at $196k.
• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (29.3% below list).
• It's been on market 97 days — a 9% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $139k (29.3% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Location reads 47/100 on livability (#598 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Screven County (town): math 39% / reading 33% proficiency, ranked #66 of 174 in GA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Screven County Elementary School (math 40% / reading 29%, grade F, #531 of 1,228 statewide, top 45%, 1,004 students, 81% FRL); Screven County Middle School (math 37% / reading 35%, grade F, #178 of 470 statewide, top 39%, 455 students, 81% FRL); Screven County High School (math 37% / reading 37%, grade F, #68 of 424 statewide, top 17%, 589 students, 76% FRL).
• Market conditions: 77 active listings in the ZIP; 23 units permitted in Screven County in 2024 (0 in 5+ unit buildings).
• Screven County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• Current owner paid $51k; list at $196k implies a 284% gain — meaningful room to come down on a strong offer.

Questions for listing agent

• 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?
• It's been on market 97 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?
• 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.