5160 Vickery St · Lavonia, GA 30553

$144,000

3 bd · 1.0 ba · 1,640 sqft · SingleFamily public records · 137 Days on market

Built 1900 0.50 ac lot $88/sqft · 34% below area Est $220k · 34% under ↓ 15% since listing

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.1/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Did anyone hear that!?! Potential is calling from this cute and quaint home located just outside of town on a half acre corner lot connected to city sewer and public water. This three bedroom one bath home has endless possibilities and would make a great home for renovation to live in full time, flip it or use it as an investment property. A second bathroom and a laundry room could easily be added and the kitchen could easily be expanded. My favorite feature is the private and enclosed back yard just outside the kitchen, it's a little oasis! Seller is selling "AS IS" and without disclosure.

Key facts

• Half acre corner lot
• 0.5 acre lot
• Garage

Tags

• HALF ACRE CORNER LOT
• PRIVATE AND ENCLOSED BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.4% in Lavonia — 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 62/100 on livability (#320 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools F, crime F, amenities F.
• Franklin County (rural): math 38% / reading 35% proficiency, ranked #61 of 174 in GA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 144 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 163 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $996 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1900 — 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: 1.11% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 7.5

CMA / ARV

• ARV (median comp): $219,686
• List price: $144,000
• Delta: -34.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Preserve Trl	0.56mi	3/2.0	1,600 (-2%)	3mo	$319,000	$199	64
138 Victoria Ln	0.67mi	3/2.0	1,557 (-5%)	6mo	$265,000	$170	51
414 Grogan St	0.55mi	3/2.0	1,435 (-12%)	23mo	$230,000	$160	31
15 Victoria Ln	0.62mi	3/2.0	1,408 (-14%)	20mo	$240,000	$170	27

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,066
• Equity at exit: $21,471

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $21,280
• Equity at exit: $12,450

Cash invested: $40,320 (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 30553

• Home prices YoY: -7.0%
• Active inventory: 144
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$146 /mo · $1,756/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $302

Break-even live

Break-even rent $1,217

Max offer price $144,000

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Wright St Lavonia, GA	3.0	2.5	1195	$1,600	$1.34	43d	1	0.25mi

Listing history 27 events

1. 2026-06-19
   days on market $144,000 Active 137 DOM
2. 2026-06-18
   days on market $144,000 Active 136 DOM
3. 2026-06-17
   days on market $144,000 Active 135 DOM
4. 2026-06-16
   days on market $144,000 Active 134 DOM
5. 2026-06-15
   days on market $144,000 Active 133 DOM
6. 2026-06-14
   days on market $144,000 Active 131 DOM
7. 2026-06-12
   pricedays on market $144,000 Active 130 DOM
8. 2026-06-09
   days on market $149,000 Active 127 DOM
9. 2026-06-08
   days on market $149,000 Active 126 DOM
10. 2026-06-07
    days on market $149,000 Active 125 DOM
11. 2026-06-07
    days on market $149,000 Active 124 DOM
12. 2026-06-03
    days on market $149,000 Active 121 DOM
13. 2026-06-02
    days on market $149,000 Active 120 DOM
14. 2026-06-01
    days on market $149,000 Active 119 DOM
15. 2026-05-31
    days on market $149,000 Active 118 DOM
16. 2026-05-31
    days on market $149,000 Active 117 DOM
17. 2026-03-14
    price $149,000 607-char remark

    Show marketing remark (607 chars)

    Did anyone hear that!?! Potential is calling from this cute and quaint home located just outside of town on a half acre corner lot connected to city sewer and public water. This three bedroom one bath home has endless possibilities and would make a great home for renovation to live in full time, flip it or use it as an investment property. A second bathroom and a laundry room could easily be added and the kitchen could easily be expanded. My favorite feature is the private and enclosed back yard just outside the kitchen, it's a little oasis! Seller is selling "AS IS" and without disclosure.

18. 2026-02-14
    price $154,000 607-char remark

    Show marketing remark (607 chars)

    Did anyone hear that!?! Potential is calling from this cute and quaint home located just outside of town on a half acre corner lot connected to city sewer and public water. This three bedroom one bath home has endless possibilities and would make a great home for renovation to live in full time, flip it or use it as an investment property. A second bathroom and a laundry room could easily be added and the kitchen could easily be expanded. My favorite feature is the private and enclosed back yard just outside the kitchen, it's a little oasis! Seller is selling "AS IS" and without disclosure.

19. 2026-02-02
    listed $169,000 New 607-char remark

    Show marketing remark (607 chars)

    Did anyone hear that!?! Potential is calling from this cute and quaint home located just outside of town on a half acre corner lot connected to city sewer and public water. This three bedroom one bath home has endless possibilities and would make a great home for renovation to live in full time, flip it or use it as an investment property. A second bathroom and a laundry room could easily be added and the kitchen could easily be expanded. My favorite feature is the private and enclosed back yard just outside the kitchen, it's a little oasis! Seller is selling "AS IS" and without disclosure.

20. 2024-02-29
    historical
21. 2024-02-29
    historical
22. 2023-12-01
    price $162,000
23. 2023-11-20
    price $164,500
24. 2023-08-29
    listed $174,900 Active
25. 2023-08-29
    listed $174,900 New
26. 2022-11-30
    historical
27. 2022-05-24
    listed $175,000 New

ⓘ 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: $1,756 · $146/mo
• Projected year-2 tax: $1,756 · $146/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$8,066
• − Property taxes: −$1,756
• − Insurance: −$720
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,189
• Taxable income: $1,396
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $3,295/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: Franklin County
• NCES district ID: 1302250
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $35,985
• Composite: 30.28/100
• National rank: #6281
• State rank: #61 of 174 in GA

Livability — Lavonia

• Score: 62/100
• State rank: #320
• US rank: #17187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lavonia, GA
• Population (ZIP): 8,454

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,625 people
• By 2030: 22,725 · +0.4%
• By 2040: 22,806 · +0.8%
• By 2050: 22,713 · +0.4%
• By 2075: 22,514 · -0.5%
• By 2100: 20,768 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 11% Hispanic / Latino 9% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Asian/Pacific 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+72.6) · D 13.6% · R 86.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -51.5pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.5 2016: R+68.6 2012: R+59.5 2008: R+51.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.92%
• Current HPI: 385.1997
• 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

-14.9% since first listed

11 events — show timeline

• 2026-03-14 Price Changed $149,000 GAMLS
• 2026-02-14 Price Changed $154,000 GAMLS
• 2026-02-02 Listed $169,000 GAMLS
• 2024-02-29 Listing Removed — GAMLS
• 2024-02-29 Listing Removed — FMLS
• 2023-12-01 Price Changed $162,000 GAMLS
• 2023-11-20 Price Changed $164,500 GAMLS
• 2023-08-29 Listed $174,900 GAMLS
• 2023-08-29 Listed $174,900 FMLS
• 2022-11-30 Listing Removed — GAMLS
• 2022-05-24 Listed $175,000 GAMLS

Property tax history

+7.4%/yr

Latest (2025): $1,756 · +4.1% YoY. Source: county tax records.