562 Maurice Dr · Swainsboro, GA 30401

$109,900

3 bd · 2.0 ba · 1,908 sqft · SingleFamily · 208 Days on market

Built 2008 Average condition 0.48 ac lot $58/sqft · 40% below area Est $182k · 40% under · waterfront ↓ 31% 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Livability +2.9/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom/ 2 bath cottage with a spacious eat-in kitchen that opens to the large great room with a fireplace. Great for investment opportunity or first time home buyers. Call today to schedule a showing!

Key facts

• Master suite
• Wide front yard
• Front porch

Tags

• FIREPLACE
• MASTER SUITE
• FRONT PORCH
• MATURE LANDSCAPING
• WIDE FRONT YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.9% in Swainsboro — 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 58/100 on livability (#450 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Emanuel County (town): math 27% / reading 30% proficiency, ranked #110 of 174 in GA (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 79 active listings in the ZIP; 76 units permitted in Emanuel County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Emanuel County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $75k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $182,168
• List price: $109,900
• Delta: -39.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
727 Old Nunez Rd	0.41mi	3/2.0	1,738 (-9%)	4mo	$179,000	$103	63
547 W Moring St	0.68mi	3/1.5	1,918 (+0%)	4mo	$179,000	$93	62
147 Reba Dr	0.75mi	3/2.0	1,969 (+3%)	3mo	$220,000	$112	58
115 Anns Dr	0.59mi	4/2.0 (+1)	2,000 (+5%)	7mo	$190,000	$95	53
539 Calhoun St	0.55mi	3/2.0	2,031 (+6%)	13mo	$150,000	$74	53
220 Watson St	0.51mi	3/2.0	1,694 (-11%)	14mo	$224,000	$132	46
544 W Moring St	0.72mi	3/2.0	1,670 (-12%)	18mo	$180,000	$108	31

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-4,274
• Equity at exit: $16,386

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $13,758
• Equity at exit: $9,502

Cash invested: $30,772 (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 30401

• Home prices YoY: -11.8%
• Active inventory: 79
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $212

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 78%

Sensitivity live

Price	-10% $288	-5% $250	+0% $212	+5% $174	+10% $136
Rent	-10% $115	-5% $164	+0% $212	+5% $261	+10% $309
Rate	-1.0pp $268	-0.5pp $240	base $212	+0.5pp $184	+1.0pp $155

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-17
   status $109,900 Under Contract 208 DOM
2. 2026-06-17
   days on market $109,900 Active 208 DOM
3. 2026-06-16
   days on market $109,900 Active 207 DOM
4. 2026-06-15
   days on market $109,900 Active 206 DOM
5. 2026-06-14
   days on market $109,900 Active 204 DOM
6. 2026-06-12
   days on market $109,900 Active 203 DOM
7. 2026-06-09
   days on market $109,900 Active 200 DOM
8. 2026-06-08
   days on market $109,900 Active 199 DOM
9. 2026-06-07
   days on market $109,900 Active 198 DOM
10. 2026-06-04
    days on market $109,900 Active 194 DOM
11. 2026-06-02
    days on market $109,900 Active 193 DOM
12. 2026-06-01
    days on market $109,900 Active 192 DOM
13. 2026-05-31
    days on market $109,900 Active 191 DOM
14. 2026-05-31
    days on market $109,900 Active 190 DOM
15. 2026-05-13
    price $109,900 212-char remark

    Show marketing remark (212 chars)

    Charming 3 bedroom/ 2 bath cottage with a spacious eat-in kitchen that opens to the large great room with a fireplace. Great for investment opportunity or first time home buyers. Call today to schedule a showing!

16. 2026-03-20
    price $129,900 212-char remark

    Show marketing remark (212 chars)

    Charming 3 bedroom/ 2 bath cottage with a spacious eat-in kitchen that opens to the large great room with a fireplace. Great for investment opportunity or first time home buyers. Call today to schedule a showing!

17. 2026-02-19
    price $149,900 212-char remark

    Show marketing remark (212 chars)

    Charming 3 bedroom/ 2 bath cottage with a spacious eat-in kitchen that opens to the large great room with a fireplace. Great for investment opportunity or first time home buyers. Call today to schedule a showing!

18. 2026-01-27
    price $164,900 212-char remark

    Show marketing remark (212 chars)

    Charming 3 bedroom/ 2 bath cottage with a spacious eat-in kitchen that opens to the large great room with a fireplace. Great for investment opportunity or first time home buyers. Call today to schedule a showing!

19. 2025-12-22
    price $174,900 212-char remark

    Show marketing remark (212 chars)

    Charming 3 bedroom/ 2 bath cottage with a spacious eat-in kitchen that opens to the large great room with a fireplace. Great for investment opportunity or first time home buyers. Call today to schedule a showing!

20. 2025-11-18
    listed $184,900 New 212-char remark

    Show marketing remark (212 chars)

    Charming 3 bedroom/ 2 bath cottage with a spacious eat-in kitchen that opens to the large great room with a fireplace. Great for investment opportunity or first time home buyers. Call today to schedule a showing!

21. 2022-07-22
    soldstatus $165,000 212-char remark

    Show marketing remark (212 chars)

    Charming 3 bedroom/ 2 bath cottage with a spacious eat-in kitchen that opens to the large great room with a fireplace. Great for investment opportunity or first time home buyers. Call today to schedule a showing!

22. 2022-05-31
    historical
23. 2022-04-22
    status Back On Market
24. 2022-04-05
    status Under Contract
25. 2022-03-27
    status Active
26. 2022-03-25
    historical
27. 2022-03-23
    status Under Contract
28. 2021-11-11
    listed $159,900 212-char remark

    Show marketing remark (212 chars)

    Charming 3 bedroom/ 2 bath cottage with a spacious eat-in kitchen that opens to the large great room with a fireplace. Great for investment opportunity or first time home buyers. Call today to schedule a showing!

29. 2021-11-11
    listed $159,900 New

    Show marketing remark (212 chars)

    Charming 3 bedroom/ 2 bath cottage with a spacious eat-in kitchen that opens to the large great room with a fireplace. Great for investment opportunity or first time home buyers. Call today to schedule a showing!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,760
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,197
• Taxable income: $847
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $2,343/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

The home requires moderate renovations to improve its curb appeal and increase its value. Key updates include painting interior walls, replacing carpet with hardwood, and landscaping.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom cabinets — slight wear
• Minor HVAC unit — visible and functional

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Both replace carpet with hardwood — hardwood increases both resale and rental value
• Both landscaping — improved landscaping enhances curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom cabinets · slight wear	Minor	$500–3,000
HVAC unit · visible and functional	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Both replace carpet with hardwood — hardwood increases both resale and rental value ↑
• Both landscaping — improved landscaping enhances curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Emanuel County
• NCES district ID: 1302040
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $31,771
• Composite: 23.21/100
• National rank: #7941
• State rank: #110 of 174 in GA

Livability — Swainsboro

• Score: 58/100
• State rank: #450
• US rank: #21414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swainsboro, GA
• City population: 14,232
• Population (ZIP): 14,232

Population outlook (Emanuel County) Hauer SSP2

• Today (2025): 22,093 people
• By 2030: 21,595 · -2.3%
• By 2040: 20,343 · -7.9%
• By 2050: 18,759 · -15.1%
• By 2075: 14,327 · -35.2%
• By 2100: 8,496 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 39% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Emanuel

• 2024 margin: Solid R (+44.1) · D 27.8% · R 71.9%
• 2008→2024 swing: -19.4pp toward R · 2008: -24.8pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+38.6 2016: R+37.0 2012: R+26.9 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.97%
• Current HPI: 209.5498
• 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

-31.3% since first listed

15 events — show timeline

• 2026-05-13 Price Changed $109,900 GAMLS
• 2026-03-20 Price Changed $129,900 GAMLS
• 2026-02-19 Price Changed $149,900 GAMLS
• 2026-01-27 Price Changed $164,900 GAMLS
• 2025-12-22 Price Changed $174,900 GAMLS
• 2025-11-18 Listed $184,900 GAMLS
• 2022-07-22 Sold (MLS) $165,000 GAMLS
• 2022-05-31 Listing Removed — GAMLS
• 2022-04-22 Relisted — GAMLS
• 2022-04-05 Pending — GAMLS
• 2022-03-27 Relisted — GAMLS
• 2022-03-25 Listing Removed — GAMLS
• 2022-03-23 Pending — GAMLS
• 2021-11-11 Listed $159,900 GAMLS
• 2021-11-11 Listed $159,900 GAMLS