397 Brazey Rd · Monticello, GA 31064

$190,000

3 bd · 2.5 ba · 1,721 sqft · SingleFamily public records · 76 Days on market

Built 2008 1.00 ac lot $110/sqft · 19% below area Est $234k · 19% 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 +19.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Welcome to 397 Brazey Road! Opportunity Is Knocking, this classic fixer-upper is a perfect chance to create a home for your dreams or invest in a property with incredible upsides. Nestled in an established community. This home features solid bones, a spacious layout, and timeless character. This home sits on an acre of land, right in town, close to shopping and restaurants. This home needs work . More pictures are coming

Key facts

• Close to restaurants
• Acre of land
• Close to shopping

Tags

• ESTABLISHED COMMUNITY
• SPACIOUS LAYOUT
• ACRE OF LAND
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.9% in Monticello — 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 79/100 on livability (#16 in GA, #2,229 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, employment D+, schools F.
• Jasper County (rural): math 24% / reading 30% proficiency, ranked #113 of 174 in GA (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 179 active listings in the ZIP; 183 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago; this cycle's ask has dropped $70k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $190k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 41% 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 $178,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.03% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (median comp): $234,477
• List price: $190,000
• Delta: -18.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
368 Brazey Rd	0.08mi	3/2.0	1,696 (-2%)	10mo	$265,000	$156	84
594 Blanche St	0.42mi	3/2.0	1,714 (-0%)	21mo	$312,000	$182	60

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 3.20×
• Total profit: $117,098
• Equity at exit: $171,167

10-year hold

• IRR: 24.2%
• Equity multiple: 7.28×
• Total profit: $334,230
• Equity at exit: $369,128

Cash invested: $53,200 (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 31064

• Home prices YoY: 16.0%
• Active inventory: 179
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $213

Break-even live

Break-even rent $1,679

Max offer price $190,000

Occupancy floor 84%

Sensitivity live

Price	-10% $321	-5% $267	+0% $213	+5% $159	+10% $106
Rent	-10% $59	-5% $136	+0% $213	+5% $290	+10% $367
Rate	-1.0pp $309	-0.5pp $262	base $213	+0.5pp $164	+1.0pp $114

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-05-14
   status Under Contract 426-char remark

   Show marketing remark (426 chars)

   Welcome to 397 Brazey Road! Opportunity Is Knocking, this classic fixer-upper is a perfect chance to create a home for your dreams or invest in a property with incredible upsides. Nestled in an established community. This home features solid bones, a spacious layout, and timeless character. This home sits on an acre of land, right in town, close to shopping and restaurants. This home needs work . More pictures are coming

2. 2026-05-13
   status Back On Market 426-char remark

   Show marketing remark (426 chars)

   Welcome to 397 Brazey Road! Opportunity Is Knocking, this classic fixer-upper is a perfect chance to create a home for your dreams or invest in a property with incredible upsides. Nestled in an established community. This home features solid bones, a spacious layout, and timeless character. This home sits on an acre of land, right in town, close to shopping and restaurants. This home needs work . More pictures are coming

3. 2026-05-13
   status Under Contract 426-char remark

   Show marketing remark (426 chars)

   Welcome to 397 Brazey Road! Opportunity Is Knocking, this classic fixer-upper is a perfect chance to create a home for your dreams or invest in a property with incredible upsides. Nestled in an established community. This home features solid bones, a spacious layout, and timeless character. This home sits on an acre of land, right in town, close to shopping and restaurants. This home needs work . More pictures are coming

4. 2026-05-10
   price $190,000 426-char remark

   Show marketing remark (426 chars)

   Welcome to 397 Brazey Road! Opportunity Is Knocking, this classic fixer-upper is a perfect chance to create a home for your dreams or invest in a property with incredible upsides. Nestled in an established community. This home features solid bones, a spacious layout, and timeless character. This home sits on an acre of land, right in town, close to shopping and restaurants. This home needs work . More pictures are coming

5. 2026-04-03
   price $210,000 426-char remark

   Show marketing remark (426 chars)

   Welcome to 397 Brazey Road! Opportunity Is Knocking, this classic fixer-upper is a perfect chance to create a home for your dreams or invest in a property with incredible upsides. Nestled in an established community. This home features solid bones, a spacious layout, and timeless character. This home sits on an acre of land, right in town, close to shopping and restaurants. This home needs work . More pictures are coming

6. 2026-02-27
   listed $260,000 New 426-char remark

   Show marketing remark (426 chars)

   Welcome to 397 Brazey Road! Opportunity Is Knocking, this classic fixer-upper is a perfect chance to create a home for your dreams or invest in a property with incredible upsides. Nestled in an established community. This home features solid bones, a spacious layout, and timeless character. This home sits on an acre of land, right in town, close to shopping and restaurants. This home needs work . More pictures are coming

7. 2026-01-06
   historical
8. 2025-12-15
   price $239,900
9. 2025-12-03
   price $244,900
10. 2025-11-17
    listed $249,900 New
11. 2015-06-13
    price $80,000
12. 2015-05-28
    soldstatus $85,000 Sold
13. 2015-04-03
    status Under Contract
14. 2015-04-03
    price $85,000
15. 2015-03-09
    historical
16. 2015-03-06
    listed $80,000 New
17. 2015-01-14
    price $80,000
18. 2015-01-12
    listed $85,000 New
19. 2014-12-06
    historical
20. 2014-10-15
    price $85,000
21. 2013-12-19
    listed $89,900 New
22. 2013-11-30
    historical
23. 2013-08-30
    listed $89,900 New
24. 2000-02-10
    soldstatus $23,000
25. 1998-09-24
    soldstatus $18,000

ⓘ 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: $3,013 · $251/mo
• Projected year-2 tax: $3,013 · $251/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,391
• − Mortgage interest: −$10,643
• − Property taxes: −$3,013
• − Insurance: −$950
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$5,527
• Taxable loss: −$485
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $2,675/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: Jasper County
• NCES district ID: 1302970
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $42,606
• Composite: 22.99/100
• National rank: #7980
• State rank: #113 of 174 in GA

Livability — Monticello

• Score: 79/100
• State rank: #16
• US rank: #2229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,859

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 13,020 people
• By 2030: 12,538 · -3.7%
• By 2040: 11,355 · -12.8%
• By 2050: 9,955 · -23.5%
• By 2075: 6,646 · -49.0%
• By 2100: 4,022 · -69.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+58.4) · D 20.6% · R 79.0%
• 2008→2024 swing: -24.8pp toward R · 2008: -33.6pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.1 2016: R+46.7 2012: R+38.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 58.00%
• Current HPI: 420.9288
• 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

+955.6% since first listed

25 events — show timeline

• 2026-05-14 Pending — GAMLS
• 2026-05-13 Relisted — GAMLS
• 2026-05-13 Pending — GAMLS
• 2026-05-10 Price Changed $190,000 GAMLS
• 2026-04-03 Price Changed $210,000 GAMLS
• 2026-02-27 Listed $260,000 GAMLS
• 2026-01-06 Listing Removed — GAMLS
• 2025-12-15 Price Changed $239,900 GAMLS
• 2025-12-03 Price Changed $244,900 GAMLS
• 2025-11-17 Listed $249,900 GAMLS
• 2015-06-13 Price Changed $80,000 GAMLS
• 2015-05-28 Sold (MLS) $85,000 GAMLS
• 2015-04-03 Pending — GAMLS
• 2015-04-03 Price Changed $85,000 GAMLS
• 2015-03-09 Listing Removed — GAMLS
• 2015-03-06 Listed $80,000 GAMLS
• 2015-01-14 Price Changed $80,000 GAMLS
• 2015-01-12 Listed $85,000 GAMLS
• 2014-12-06 Listing Removed — GAMLS
• 2014-10-15 Price Changed $85,000 GAMLS
• 2013-12-19 Listed $89,900 GAMLS
• 2013-11-30 Listing Removed — GAMLS
• 2013-08-30 Listed $89,900 GAMLS
• 2000-02-10 Sold (Public Records) $23,000 Public Records
• 1998-09-24 Sold (Public Records) $18,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,013 · +0.1% YoY. Source: county tax records.