202 E 11th St · Waynesboro, GA 30830

$135,000

4 bd · 3.0 ba · 2,424 sqft · SingleFamily public records · 38 Days on market

Built 1927 0.37 ac lot $56/sqft · 33% below area Est $200k · 33% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

202 E. 11th St. - 4 Bedroom, 3 Bath brick ranch with bonus room on a corner lot ready for quick sale. ''As is''. Needs TLC.

Key facts

• 0.37 acre lot
• Garage
• Built 1927

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Brick construction
• Exterior features: Composition roof

Interior

• Kitchen: Range
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl; Hardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heating present; Fireplace(s); Wood stove
• Interior features: Range; Fireplace(s); Wood stove
• Laundry & utility: Crawl space (no finished basement)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.2% in Waynesboro — 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 65/100 on livability (#221 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, employment D, amenities F.
• Burke County (town): math 16% / reading 21% proficiency, ranked #148 of 174 in GA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Burke County Middle School (math 15% / reading 26%, grade F, #345 of 470 statewide, top 74%, 882 students, 100% FRL); Burke County High School (math 4% / reading 17%, grade F, #348 of 424 statewide, top 83%, 1,170 students, 100% FRL) — zoned schools average 100% FRL vs 72% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 87 active listings in the ZIP; 65 units permitted in Burke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Burke County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $52k; list at $135k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.13%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (median comp): $200,206
• List price: $135,000
• Delta: -32.57%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Stone St	0.27mi	3/2.0 (-1)	2,429 (+0%)	16mo	$200,000	$82	65
818 Academy Ave	0.48mi	3/1.0 (-1)	2,145 (-12%)	8mo	$65,000	$30	39

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $4,440
• Equity at exit: $20,129

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $37,678
• Equity at exit: $11,672

Cash invested: $37,800 (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 30830

• Home prices YoY: -31.3%
• Active inventory: 87
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $414

Break-even live

Break-even rent $1,077

Max offer price $135,000

Occupancy floor 69%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $135,000 Active 38 DOM
2. 2026-06-17
   days on market $135,000 Active 37 DOM
3. 2026-06-16
   days on market $135,000 Active 36 DOM
4. 2026-06-15
   days on market $135,000 Active 35 DOM
5. 2026-06-14
   days on market $135,000 Active 33 DOM
6. 2026-06-13
   days on market $135,000 Active 32 DOM
7. 2026-06-10
   days on market $135,000 Active 30 DOM
8. 2026-06-09
   days on market $135,000 Active 29 DOM
9. 2026-06-08
   days on market $135,000 Active 28 DOM
10. 2026-06-07
    days on market $135,000 Active 27 DOM
11. 2026-06-05
    days on market $135,000 Active 24 DOM
12. 2026-06-03
    days on market $135,000 Active 23 DOM
13. 2026-06-02
    days on market $135,000 Active 22 DOM
14. 2026-06-01
    days on market $135,000 Active 21 DOM
15. 2026-05-31
    days on market $135,000 Active 20 DOM
16. 2026-05-30
    days on market $135,000 Active 19 DOM
17. 2026-05-11
    historical
18. 2026-04-29
    listed $135,000 Active
19. 2026-04-29
    listed $135,000 Active 123-char remark
20. 1996-02-21
    soldstatus $52,000

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$203/yr (+$17/mo · 19.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,205
• − Mortgage interest: −$7,562
• − Property taxes: −$1,039
• − Insurance: −$675
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$3,927
• Taxable income: $2,929
• Est. tax owed @ 24.0%: −$703
• After-tax cash flow: $4,260/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: Burke County
• NCES district ID: 1300660
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $34,532
• Composite: 15.18/100
• National rank: #9343
• State rank: #148 of 174 in GA

Livability — Waynesboro

• Score: 65/100
• State rank: #221
• US rank: #12962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waynesboro, GA
• Population (ZIP): 15,073

Population outlook (Burke County) Hauer SSP2

• Today (2025): 21,186 people
• By 2030: 20,207 · -4.6%
• By 2040: 18,109 · -14.5%
• By 2050: 16,102 · -24.0%
• By 2075: 12,103 · -42.9%
• By 2100: 9,671 · -54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 50% White 42% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Burke

• 2024 margin: Lean R (+9.3) · D 45.1% · R 54.4%
• 2008→2024 swing: -18.6pp toward R · 2008: 9.2pp · 2024: -9.3pp
• All cycles: 2024: R+9.3 2020: R+1.8 2016: D+2.6 2012: D+11.3 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.87%
• Current HPI: 192.6851
• 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

+159.6% since first listed

4 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-29 Listed $135,000 Hive MLS
• 2026-04-29 Listed $135,000 Hive MLS
• 1996-02-21 Sold (Public Records) $52,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,039 · -8.1% YoY. Source: county tax records.