27 E Bruce St · McRae-Helena, GA 31055

$105,000

2 bd · 2.0 ba · 1,109 sqft · SingleFamily public records · 314 Days on market

Built 1970 0.46 ac lot $95/sqft · at area comps Est $103k · 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 +18.7/30.0
• ARV discount +6.6/15.0
• DSCR +5.9/10.0
• Appreciation +5.7/10.0
• 1% rule +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Quaint and classic, this brick ranch on Bruce Street in McRae-Helena offers timeless charm in a peaceful corner lot setting surrounded by beautiful pine trees. Featuring 2 bedrooms and 2 full bathrooms, the home boasts hardwood floors and a kitchen where the cabinets and walls showcase matching paneling for a warm, inviting atmosphere. An attached carport plus an additional detached carport provide ample covered parking, and a storage shed adds extra space for tools and equipment. This home is your perfect blend of comfort, character, and convenience.

Key facts

• Attached carport
• Detached carport
• Peaceful corner lot

Tags

• BRICK RANCH
• PEACEFUL CORNER LOT
• HARDWOOD FLOORS
• ATTACHED CARPORT
• DETACHED CARPORT
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $98k (6.3% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Telfair County (rural): math 24% / reading 30% proficiency, ranked #122 of 174 in GA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 1 units permitted in Telfair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($726 loan paydown + $1k appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 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 1970 — 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. 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: 0.94% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (median comp): $102,941
• List price: $105,000
• Delta: 2.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74 E Bruce St	0.24mi	3/1.5 (+1)	1,090 (-2%)	12mo	$93,000	$85	69
36 Strozier St	0.19mi	3/2.0 (+1)	1,050 (-5%)	21mo	$55,000	$52	60
36 Mcrae-helena Strozier St	0.19mi	3/2.0 (+1)	1,050 (-5%)	21mo	$55,000	$52	60
74 S Second	0.41mi	2/1.0	1,076 (-3%)	22mo	$125,000	$116	54
59 Parsonage	0.43mi	3/1.0 (+1)	979 (-12%)	18mo	$68,500	$70	37

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

Projected returns pro-forma

1.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.36×
• Total profit: $10,632
• Equity at exit: $38,076

10-year hold

• IRR: 10.7%
• Equity multiple: 2.36×
• Total profit: $40,017
• Equity at exit: $52,371

Cash invested: $29,400 (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 31055

• Home prices YoY: 0.7%
• Active inventory: 23
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$79 /mo · $953/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $103

Break-even live

Break-even rent $853

Max offer price $105,000

Occupancy floor 84%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $105,000 Active 314 DOM
2. 2026-06-17
   days on market $105,000 Active 313 DOM
3. 2026-06-16
   days on market $105,000 Active 312 DOM
4. 2026-06-15
   days on market $105,000 Active 311 DOM
5. 2026-06-13
   days on market $105,000 Active 309 DOM
6. 2026-06-12
   days on market $105,000 Active 308 DOM
7. 2026-06-09
   days on market $105,000 Active 305 DOM
8. 2026-06-08
   days on market $105,000 Active 304 DOM
9. 2026-06-07
   days on market $105,000 Active 303 DOM
10. 2026-06-05
    days on market $105,000 Active 301 DOM
11. 2026-06-04
    days on market $105,000 Active 299 DOM
12. 2026-06-02
    days on market $105,000 Active 298 DOM
13. 2026-06-01
    days on market $105,000 Active 297 DOM
14. 2026-05-31
    days on market $105,000 Active 296 DOM
15. 2026-05-31
    days on market $105,000 Active 295 DOM
16. 2026-03-06
    status Back On Market 557-char remark

    Show marketing remark (557 chars)

    Quaint and classic, this brick ranch on Bruce Street in McRae-Helena offers timeless charm in a peaceful corner lot setting surrounded by beautiful pine trees. Featuring 2 bedrooms and 2 full bathrooms, the home boasts hardwood floors and a kitchen where the cabinets and walls showcase matching paneling for a warm, inviting atmosphere. An attached carport plus an additional detached carport provide ample covered parking, and a storage shed adds extra space for tools and equipment. This home is your perfect blend of comfort, character, and convenience.

17. 2026-02-27
    status Under Contract 557-char remark

    Show marketing remark (557 chars)

    Quaint and classic, this brick ranch on Bruce Street in McRae-Helena offers timeless charm in a peaceful corner lot setting surrounded by beautiful pine trees. Featuring 2 bedrooms and 2 full bathrooms, the home boasts hardwood floors and a kitchen where the cabinets and walls showcase matching paneling for a warm, inviting atmosphere. An attached carport plus an additional detached carport provide ample covered parking, and a storage shed adds extra space for tools and equipment. This home is your perfect blend of comfort, character, and convenience.

18. 2026-01-30
    price $105,000 557-char remark

    Show marketing remark (557 chars)

    Quaint and classic, this brick ranch on Bruce Street in McRae-Helena offers timeless charm in a peaceful corner lot setting surrounded by beautiful pine trees. Featuring 2 bedrooms and 2 full bathrooms, the home boasts hardwood floors and a kitchen where the cabinets and walls showcase matching paneling for a warm, inviting atmosphere. An attached carport plus an additional detached carport provide ample covered parking, and a storage shed adds extra space for tools and equipment. This home is your perfect blend of comfort, character, and convenience.

19. 2025-11-17
    price $109,000 557-char remark

    Show marketing remark (557 chars)

    Quaint and classic, this brick ranch on Bruce Street in McRae-Helena offers timeless charm in a peaceful corner lot setting surrounded by beautiful pine trees. Featuring 2 bedrooms and 2 full bathrooms, the home boasts hardwood floors and a kitchen where the cabinets and walls showcase matching paneling for a warm, inviting atmosphere. An attached carport plus an additional detached carport provide ample covered parking, and a storage shed adds extra space for tools and equipment. This home is your perfect blend of comfort, character, and convenience.

20. 2025-07-31
    listed $115,000 New 557-char remark

    Show marketing remark (557 chars)

    Quaint and classic, this brick ranch on Bruce Street in McRae-Helena offers timeless charm in a peaceful corner lot setting surrounded by beautiful pine trees. Featuring 2 bedrooms and 2 full bathrooms, the home boasts hardwood floors and a kitchen where the cabinets and walls showcase matching paneling for a warm, inviting atmosphere. An attached carport plus an additional detached carport provide ample covered parking, and a storage shed adds extra space for tools and equipment. This home is your perfect blend of comfort, character, and convenience.

21. 2005-05-06
    soldstatus $88,500

ⓘ 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: $953 · $79/mo
• Projected year-2 tax: $966 · $80/mo
• Expected delta: +$13/yr (+$1/mo · 1.4%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,806
• − Mortgage interest: −$5,882
• − Property taxes: −$953
• − Insurance: −$525
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$3,055
• Taxable loss: −$497
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $1,361/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: Telfair County
• NCES district ID: 1304830
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $27,001
• Composite: 21.5/100
• National rank: #8324
• State rank: #122 of 174 in GA

Livability — McRae-Helena

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: McRae-Helena, GA
• Population (ZIP): 5,871

Population outlook (Telfair County) Hauer SSP2

• Today (2025): 16,886 people
• By 2030: 16,997 · +0.7%
• By 2040: 16,869 · -0.1%
• By 2050: 16,591 · -1.7%
• By 2075: 15,414 · -8.7%
• By 2100: 12,081 · -28.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 46% Black 30% Hispanic / Latino 23% Two or more races 12%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Serbian 12% Romanian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Telfair

• 2024 margin: Solid R (+39.3) · D 30.2% · R 69.5%
• 2008→2024 swing: -25.0pp toward R · 2008: -14.3pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+30.9 2016: R+29.9 2012: R+15.6 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.41%
• Current HPI: 209.3374
• 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

+18.6% since first listed

6 events — show timeline

• 2026-03-06 Relisted — GAMLS
• 2026-02-27 Pending — GAMLS
• 2026-01-30 Price Changed $105,000 GAMLS
• 2025-11-17 Price Changed $109,000 GAMLS
• 2025-07-31 Listed $115,000 GAMLS
• 2005-05-06 Sold (Public Records) $88,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $953 · +8.8% YoY. Source: county tax records.