101 S River St · Claxton, GA 30417

$150,000

3 bd · 1.5 ba · 1,224 sqft · SingleFamily public records

Built 2003 Est $114k · 32% over

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Why this score? — see what drove the D+ 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 +23.8/30.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT DEAL ON THIS ALL BRICK RANCH THAT SITS ON A NICE CORNER LOT LOCATED NEAR DOWNTOWN CLAXTON! THIS HOME FEATURES 3 SPACIOUS BEDROOMS, 1 FULL BATH, AN OPEN FULLY EQUIPPED KITCHEN WITH DOUBLE OVENS, STAINLESS STEEL APPLIANCES, A BREAKFAST AREA, A FAMILY ROOM, A NICE SUNROOM, A STORAGE BUILDING, A CAR CARPORT, AND MORE! THIS RANCH IS PERFECT FOR A 1ST TIME HOME BUYER OR AN INVESTOR! HURRY! THIS DEAL WON'T LAST LONG!

Key facts

• Built 2003

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 60/100 on livability (#368 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Evans County (rural): math 13% / reading 19% proficiency, ranked #153 of 174 in GA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 64 active listings in the ZIP; 26 units permitted in Evans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Evans County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y ago 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.

Risks & watch-outs

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

Recommended offer $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.05% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $113,832
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 W Liberty St	0.55mi	2/1.0 (-1)	1,346 (+10%)	8mo	$125,000	$93	44
203 New Dr	0.48mi	3/2.0	1,400 (+14%)	16mo	$255,000	$182	38
208 N River St	0.41mi	2/2.0 (-1)	1,040 (-15%)	23mo	$72,750	$70	30

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,912
• Equity at exit: $22,365

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $18,465
• Equity at exit: $12,969

Cash invested: $42,000 (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 30417

• Home prices YoY: -11.3%
• Active inventory: 64
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$106 /mo · $1,273/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $289

Break-even live

Break-even rent $1,209

Max offer price $150,000

Occupancy floor 77%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-26
   listed $150,000
2. 2026-04-23
   soldstatus $156,000
3. 2020-09-03
   soldstatus $92,500
4. 2020-08-27
   soldstatus $92,500 419-char remark

   Show marketing remark (419 chars)

   GREAT DEAL ON THIS ALL BRICK RANCH THAT SITS ON A NICE CORNER LOT LOCATED NEAR DOWNTOWN CLAXTON! THIS HOME FEATURES 3 SPACIOUS BEDROOMS, 1 FULL BATH, AN OPEN FULLY EQUIPPED KITCHEN WITH DOUBLE OVENS, STAINLESS STEEL APPLIANCES, A BREAKFAST AREA, A FAMILY ROOM, A NICE SUNROOM, A STORAGE BUILDING, A CAR CARPORT, AND MORE! THIS RANCH IS PERFECT FOR A 1ST TIME HOME BUYER OR AN INVESTOR! HURRY! THIS DEAL WON'T LAST LONG!

5. 2020-08-27
   soldstatus $92,500 419-char remark

   Show marketing remark (419 chars)

   GREAT DEAL ON THIS ALL BRICK RANCH THAT SITS ON A NICE CORNER LOT LOCATED NEAR DOWNTOWN CLAXTON! THIS HOME FEATURES 3 SPACIOUS BEDROOMS, 1 FULL BATH, AN OPEN FULLY EQUIPPED KITCHEN WITH DOUBLE OVENS, STAINLESS STEEL APPLIANCES, A BREAKFAST AREA, A FAMILY ROOM, A NICE SUNROOM, A STORAGE BUILDING, A CAR CARPORT, AND MORE! THIS RANCH IS PERFECT FOR A 1ST TIME HOME BUYER OR AN INVESTOR! HURRY! THIS DEAL WON'T LAST LONG!

6. 2020-08-27
   soldstatus $92,500

   Show marketing remark (419 chars)

   GREAT DEAL ON THIS ALL BRICK RANCH THAT SITS ON A NICE CORNER LOT LOCATED NEAR DOWNTOWN CLAXTON! THIS HOME FEATURES 3 SPACIOUS BEDROOMS, 1 FULL BATH, AN OPEN FULLY EQUIPPED KITCHEN WITH DOUBLE OVENS, STAINLESS STEEL APPLIANCES, A BREAKFAST AREA, A FAMILY ROOM, A NICE SUNROOM, A STORAGE BUILDING, A CAR CARPORT, AND MORE! THIS RANCH IS PERFECT FOR A 1ST TIME HOME BUYER OR AN INVESTOR! HURRY! THIS DEAL WON'T LAST LONG!

7. 2020-08-27
   soldstatus $92,500

   Show marketing remark (419 chars)

   GREAT DEAL ON THIS ALL BRICK RANCH THAT SITS ON A NICE CORNER LOT LOCATED NEAR DOWNTOWN CLAXTON! THIS HOME FEATURES 3 SPACIOUS BEDROOMS, 1 FULL BATH, AN OPEN FULLY EQUIPPED KITCHEN WITH DOUBLE OVENS, STAINLESS STEEL APPLIANCES, A BREAKFAST AREA, A FAMILY ROOM, A NICE SUNROOM, A STORAGE BUILDING, A CAR CARPORT, AND MORE! THIS RANCH IS PERFECT FOR A 1ST TIME HOME BUYER OR AN INVESTOR! HURRY! THIS DEAL WON'T LAST LONG!

8. 2020-07-23
   listed $92,000 419-char remark

   Show marketing remark (419 chars)

   GREAT DEAL ON THIS ALL BRICK RANCH THAT SITS ON A NICE CORNER LOT LOCATED NEAR DOWNTOWN CLAXTON! THIS HOME FEATURES 3 SPACIOUS BEDROOMS, 1 FULL BATH, AN OPEN FULLY EQUIPPED KITCHEN WITH DOUBLE OVENS, STAINLESS STEEL APPLIANCES, A BREAKFAST AREA, A FAMILY ROOM, A NICE SUNROOM, A STORAGE BUILDING, A CAR CARPORT, AND MORE! THIS RANCH IS PERFECT FOR A 1ST TIME HOME BUYER OR AN INVESTOR! HURRY! THIS DEAL WON'T LAST LONG!

9. 2020-07-23
   listed $92,000

   Show marketing remark (419 chars)

   GREAT DEAL ON THIS ALL BRICK RANCH THAT SITS ON A NICE CORNER LOT LOCATED NEAR DOWNTOWN CLAXTON! THIS HOME FEATURES 3 SPACIOUS BEDROOMS, 1 FULL BATH, AN OPEN FULLY EQUIPPED KITCHEN WITH DOUBLE OVENS, STAINLESS STEEL APPLIANCES, A BREAKFAST AREA, A FAMILY ROOM, A NICE SUNROOM, A STORAGE BUILDING, A CAR CARPORT, AND MORE! THIS RANCH IS PERFECT FOR A 1ST TIME HOME BUYER OR AN INVESTOR! HURRY! THIS DEAL WON'T LAST LONG!

10. 2020-07-22
    listed $92,000
11. 2020-07-21
    listed $92,000 419-char remark

    Show marketing remark (419 chars)

    GREAT DEAL ON THIS ALL BRICK RANCH THAT SITS ON A NICE CORNER LOT LOCATED NEAR DOWNTOWN CLAXTON! THIS HOME FEATURES 3 SPACIOUS BEDROOMS, 1 FULL BATH, AN OPEN FULLY EQUIPPED KITCHEN WITH DOUBLE OVENS, STAINLESS STEEL APPLIANCES, A BREAKFAST AREA, A FAMILY ROOM, A NICE SUNROOM, A STORAGE BUILDING, A CAR CARPORT, AND MORE! THIS RANCH IS PERFECT FOR A 1ST TIME HOME BUYER OR AN INVESTOR! HURRY! THIS DEAL WON'T LAST LONG!

12. 2005-10-31
    soldstatus $55,000
13. 1989-05-24
    soldstatus $36,000

ⓘ 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: $1,273 · $106/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$107/yr (+$9/mo · 8.4%)

ⓘ 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 5/10 Major
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,903
• − Mortgage interest: −$8,402
• − Property taxes: −$1,273
• − Insurance: −$750
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$4,364
• Taxable income: $1,089
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $3,209/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: Evans County
• NCES district ID: 1302070
• Math proficiency: 13% ▼ -16.00%
• Reading proficiency: 19% ▼ -10.00%
• Median HH income: $38,397
• Composite: 13.47/100
• National rank: #9520
• State rank: #153 of 174 in GA

Livability — Claxton

• Score: 60/100
• State rank: #368
• US rank: #18772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Claxton, GA
• Population (ZIP): 11,167

Population outlook (Evans County) Hauer SSP2

• Today (2025): 10,146 people
• By 2030: 9,833 · -3.1%
• By 2040: 9,202 · -9.3%
• By 2050: 8,554 · -15.7%
• By 2075: 7,123 · -29.8%
• By 2100: 5,471 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 26% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 12%

Political lean MEDSL · Evans

• 2024 margin: Solid R (+42.3) · D 28.6% · R 71.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -28.2pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+36.8 2016: R+35.4 2012: R+28.1 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.98%
• Current HPI: 188.6367
• 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

+316.7% since first listed

13 events — show timeline

• 2026-05-26 Listed $150,000 FSBO.com
• 2026-04-23 Sold (Public Records) $156,000 Public Records
• 2020-09-03 Sold (Public Records) $92,500 Public Records
• 2020-08-27 Sold (MLS) $92,500 GIAR
• 2020-08-27 Sold (MLS) $92,500 GAMLS
• 2020-08-27 Sold (MLS) $92,500 Hive MLS
• 2020-08-27 Sold (MLS) $92,500 HABR
• 2020-07-23 Listed $92,000 GIAR
• 2020-07-23 Listed $92,000 HABR
• 2020-07-22 Listed $92,000 GAMLS
• 2020-07-21 Listed $92,000 Hive MLS
• 2005-10-31 Sold (Public Records) $55,000 Public Records
• 1989-05-24 Sold (Public Records) $36,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,273 · +18.8% YoY. Source: county tax records.