346 N Oliver St · Elberton, GA 30635

$140,000

3 bd · 1.5 ba · 2,360 sqft · SingleFamily public records · 190 Days on market

Built 1915 0.75 ac lot $59/sqft · 29% below area Est $198k · 29% under ↓ 20% since listing

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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 +19.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

This classic 3-bedroom, 1.5 bath home offers 2,360 square feet of charm and space, all set on a 0.75 of an acre- just minutes from downtown Elberton. Step onto the large rocking chair front porch and into a home filled with original details, including beautiful hardwood floors, high ceilings, original fixtures and a stunning stained glass window. One of the bedrooms features a decorative fireplace, adding a cozy vintage touch. Enjoy a traditional layout with a country kitchen, a separate dining room, and a spacious living room with a bay window that brings in natural light. Outside, the private backyard offers room to relax or garden and theres a large storage workshop building with electricity- perfect for hobbies, projects or extra storage. This property is being sold as-is and is a great opportunity for anyone looking to restore a piece of Elberton's history. This charming home is full of character and potential and is ready for you to make it your own. Schedule your showing today!

Key facts

• Country kitchen
• Decorative fireplace
• Separate dining room

Tags

• ROCKING CHAIR FRONT PORCH
• HARDWOOD FLOORS
• DECORATIVE FIREPLACE
• COUNTRY KITCHEN
• SEPARATE DINING ROOM
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/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 $139k (1.0% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.6% in Elberton — 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 60/100 on livability (#375 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.
• Elbert County (rural): math 26% / reading 25% proficiency, ranked #124 of 174 in GA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 183 active listings in the ZIP; 77 units permitted in Elbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Elbert County population projected at -28% 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 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 1915 — 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: 0.99% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (median comp): $198,500
• List price: $140,000
• Delta: -29.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Chestnut St	0.64mi	3/2.0	2,040 (-14%)	0mo	$200,000	$98	45
129 S Mcintosh St	0.74mi	3/3.0	2,440 (+3%)	14mo	$265,000	$109	42
124 S Oliver St	0.72mi	4/2.0 (+1)	2,144 (-9%)	8mo	$85,000	$40	37

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: 27.9%
• Equity multiple: 3.21×
• Total profit: $86,612
• Equity at exit: $126,123

10-year hold

• IRR: 24.3%
• Equity multiple: 7.30×
• Total profit: $246,906
• Equity at exit: $271,989

Cash invested: $39,200 (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 30635

• Home prices YoY: 4.1%
• Active inventory: 183
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,386 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$140 /mo · $1,677/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $163

Break-even live

Break-even rent $1,180

Max offer price $140,000

Occupancy floor 83%

Sensitivity live

Price	-10% $242	-5% $202	+0% $163	+5% $123	+10% $83
Rent	-10% $53	-5% $108	+0% $163	+5% $217	+10% $272
Rate	-1.0pp $233	-0.5pp $198	base $163	+0.5pp $126	+1.0pp $90

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-06-19
   days on market $140,000 Active 190 DOM
2. 2026-06-18
   days on market $140,000 Active 189 DOM
3. 2026-06-17
   days on market $140,000 Active 188 DOM
4. 2026-06-16
   days on market $140,000 Active 187 DOM
5. 2026-06-15
   days on market $140,000 Active 186 DOM
6. 2026-06-14
   days on market $140,000 Active 184 DOM
7. 2026-06-13
   days on market $140,000 Active 183 DOM
8. 2026-06-10
   days on market $140,000 Active 181 DOM
9. 2026-06-09
   days on market $140,000 Active 180 DOM
10. 2026-06-08
    days on market $140,000 Active 179 DOM
11. 2026-06-07
    days on market $140,000 Active 178 DOM
12. 2026-06-02
    days on market $140,000 Active 173 DOM
13. 2026-06-01
    days on market $140,000 Active 172 DOM
14. 2026-05-31
    days on market $140,000 Active 171 DOM
15. 2026-05-30
    days on market $140,000 Active 170 DOM
16. 2026-01-05
    price $140,000 1002-char remark

    Show marketing remark (1000 chars)

    This classic 3-bedroom, 1.5 bath home offers 2,360 square feet of charm and space, all set on a 0.75 of an acre- just minutes from downtown Elberton. Step onto the large rocking chair front porch and into a home filled with original details, including beautiful hardwood floors, high ceilings, original fixtures and a stunning stained glass window. One of the bedrooms features a decorative fireplace, adding a cozy vintage touch. Enjoy a traditional layout with a country kitchen, a separate dining room,and a spacious living room with a bay window that brings in natural light. Outside, the private backyard offers room to relax or garden and theres a large storage workshop building with electricity- perfect for hobbies, projects or extra storage. This property is being sold as-is and is a great opportunity for anyone looking to restore a piece of Elbertons history. This charming home is full of character and potential and is ready for you to make it your own. Schedule your showing today!

17. 2026-01-05
    price $140,000 1000-char remark

    Show marketing remark (1000 chars)

    This classic 3-bedroom, 1.5 bath home offers 2,360 square feet of charm and space, all set on a 0.75 of an acre- just minutes from downtown Elberton. Step onto the large rocking chair front porch and into a home filled with original details, including beautiful hardwood floors, high ceilings, original fixtures and a stunning stained glass window. One of the bedrooms features a decorative fireplace, adding a cozy vintage touch. Enjoy a traditional layout with a country kitchen, a separate dining room,and a spacious living room with a bay window that brings in natural light. Outside, the private backyard offers room to relax or garden and theres a large storage workshop building with electricity- perfect for hobbies, projects or extra storage. This property is being sold as-is and is a great opportunity for anyone looking to restore a piece of Elbertons history. This charming home is full of character and potential and is ready for you to make it your own. Schedule your showing today!

18. 2025-09-25
    price $150,000 1000-char remark

    Show marketing remark (1000 chars)

    This classic 3-bedroom, 1.5 bath home offers 2,360 square feet of charm and space, all set on a 0.75 of an acre- just minutes from downtown Elberton. Step onto the large rocking chair front porch and into a home filled with original details, including beautiful hardwood floors, high ceilings, original fixtures and a stunning stained glass window. One of the bedrooms features a decorative fireplace, adding a cozy vintage touch. Enjoy a traditional layout with a country kitchen, a separate dining room,and a spacious living room with a bay window that brings in natural light. Outside, the private backyard offers room to relax or garden and theres a large storage workshop building with electricity- perfect for hobbies, projects or extra storage. This property is being sold as-is and is a great opportunity for anyone looking to restore a piece of Elbertons history. This charming home is full of character and potential and is ready for you to make it your own. Schedule your showing today!

19. 2025-07-15
    historical
20. 2025-07-15
    historical
21. 2025-07-07
    listed $160,000 New 1000-char remark

    Show marketing remark (1002 chars)

    This classic 3-bedroom, 1.5 bath home offers 2,360 square feet of charm and space, all set on a 0.75 of an acre- just minutes from downtown Elberton. Step onto the large rocking chair front porch and into a home filled with original details, including beautiful hardwood floors, high ceilings, original fixtures and a stunning stained glass window. One of the bedrooms features a decorative fireplace, adding a cozy vintage touch. Enjoy a traditional layout with a country kitchen, a separate dining room, and a spacious living room with a bay window that brings in natural light. Outside, the private backyard offers room to relax or garden and theres a large storage workshop building with electricity- perfect for hobbies, projects or extra storage. This property is being sold as-is and is a great opportunity for anyone looking to restore a piece of Elberton's history. This charming home is full of character and potential and is ready for you to make it your own. Schedule your showing today!

22. 2025-07-07
    listed $150,000 Active 1002-char remark

    Show marketing remark (1002 chars)

    This classic 3-bedroom, 1.5 bath home offers 2,360 square feet of charm and space, all set on a 0.75 of an acre- just minutes from downtown Elberton. Step onto the large rocking chair front porch and into a home filled with original details, including beautiful hardwood floors, high ceilings, original fixtures and a stunning stained glass window. One of the bedrooms features a decorative fireplace, adding a cozy vintage touch. Enjoy a traditional layout with a country kitchen, a separate dining room, and a spacious living room with a bay window that brings in natural light. Outside, the private backyard offers room to relax or garden and theres a large storage workshop building with electricity- perfect for hobbies, projects or extra storage. This property is being sold as-is and is a great opportunity for anyone looking to restore a piece of Elberton's history. This charming home is full of character and potential and is ready for you to make it your own. Schedule your showing today!

23. 2024-09-17
    status Back On Market
24. 2024-09-06
    status Under Contract
25. 2024-06-22
    status Back On Market
26. 2024-06-17
    historical Active Under Contract
27. 2024-06-07
    listed $160,000 New
28. 2024-06-07
    listed $160,000
29. 2024-06-06
    historical
30. 2024-06-06
    historical
31. 2024-04-08
    status Back On Market
32. 2024-02-26
    status Under Contract
33. 2024-01-01
    status Back On Market
34. 2023-10-09
    historical Active Under Contract
35. 2023-10-02
    status Under Contract
36. 2023-06-24
    status Back On Market
37. 2023-06-19
    status Under Contract
38. 2023-03-06
    listed $160,000
39. 2023-03-06
    listed $160,000 New
40. 2023-03-03
    historical
41. 2023-03-03
    historical
42. 2022-11-23
    price $165,000
43. 2022-08-25
    price $170,000
44. 2021-09-10
    listed $175,000 New
45. 2021-09-10
    listed $165,000

ⓘ 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: $1,677 · $140/mo
• Projected year-2 tax: $1,677 · $140/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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,633
• − Mortgage interest: −$7,842
• − Property taxes: −$1,677
• − Insurance: −$700
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$4,073
• Taxable loss: −$320
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $2,030/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: Elbert County
• NCES district ID: 1302010
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $34,498
• Composite: 21.0/100
• National rank: #8458
• State rank: #124 of 174 in GA

Livability — Elberton

• Score: 60/100
• State rank: #375
• US rank: #19001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elberton, GA
• Population (ZIP): 15,107

Population outlook (Elbert County) Hauer SSP2

• Today (2025): 17,648 people
• By 2030: 16,675 · -5.5%
• By 2040: 14,631 · -17.1%
• By 2050: 12,632 · -28.4%
• By 2075: 8,704 · -50.7%
• By 2100: 5,958 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Black 29% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Elbert

• 2024 margin: Solid R (+43.4) · D 28.2% · R 71.5%
• 2008→2024 swing: -25.3pp toward R · 2008: -18.1pp · 2024: -43.4pp
• All cycles: 2024: R+43.4 2020: R+36.5 2016: R+34.9 2012: R+20.6 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.03%
• Current HPI: 332.46
• 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

-20.0% since first listed

30 events — show timeline

• 2026-01-05 Price Changed $140,000 Hive MLS
• 2026-01-05 Price Changed $140,000 GAMLS
• 2025-09-25 Price Changed $150,000 GAMLS
• 2025-07-15 Listing Removed — Hive MLS
• 2025-07-15 Listing Removed — GAMLS
• 2025-07-07 Listed $150,000 Hive MLS
• 2025-07-07 Listed $160,000 GAMLS
• 2024-09-17 Relisted — GAMLS
• 2024-09-06 Pending — GAMLS
• 2024-06-22 Relisted — GAMLS
• 2024-06-17 Contingent — GAMLS
• 2024-06-07 Listed $160,000 Hive MLS
• 2024-06-07 Listed $160,000 GAMLS
• 2024-06-06 Listing Removed — GAMLS
• 2024-06-06 Listing Removed — Hive MLS
• 2024-04-08 Relisted — GAMLS
• 2024-02-26 Pending — GAMLS
• 2024-01-01 Relisted — GAMLS
• 2023-10-09 Contingent — GAMLS
• 2023-10-02 Pending — GAMLS
• 2023-06-24 Relisted — GAMLS
• 2023-06-19 Pending — GAMLS
• 2023-03-06 Listed $160,000 GAMLS
• 2023-03-06 Listed $160,000 Hive MLS
• 2023-03-03 Listing Removed — Hive MLS
• 2023-03-03 Listing Removed — GAMLS
• 2022-11-23 Price Changed $165,000 GAMLS
• 2022-08-25 Price Changed $170,000 GAMLS
• 2021-09-10 Listed $165,000 Hive MLS
• 2021-09-10 Listed $175,000 GAMLS

Property tax history

+5.2%/yr

Latest (2025): $1,677 · +6.3% YoY. Source: county tax records.