10 N Church St · Lumber City, GA 31549

$59,900

3 bd · 2.0 ba · 1,614 sqft · SingleFamily public records · 28 Days on market

Built 1880 6,534 sqft lot $37/sqft · 21% below area Est $76k · 21% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

The Three sisters! Side by side these beauties sit. The corner lot, 10 N Church st is for sale. It is in process of being renovated. You can pick up where the owner left off. Plumbed for 1 bath upstairs, 2 baths downstairs. 1 bed down and 2 beds upstairs. Kitchen in process of remodel. No plumbing or electric. The exterior is white vinal and home has new roof & dual head mini split for heat and air. Large bay window in front living room. 4 coal burning fireplaces for looks only.

Key facts

• Corner lot
• New roof
• Large bay window

Tags

• CORNER LOT
• PLUMBED FOR 1 BATH UPSTAIRS
• PLUMBED FOR 2 BATHS DOWNSTAIRS
• NEW ROOF
• LARGE BAY WINDOW
• COAL BURNING FIREPLACES

Property features AI

Finance

• Other: Located on 10 N Church Street, Lumber City, GA 31549; Lot approximately 0.15 acre
• Financial info: Sale as-is; Listing accepts Cash and Conventional financing
• HOA & community: No HOA

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer; 220 volt electric; Cable available; High speed internet available; Electricity available; Sewer connected; Water available
• Home design: Single family residence; House structure; Two levels; Resale property
• Construction: Built in 1880; Aluminum siding; Metal roof
• Exterior features: Porch; City lot; Corner lot

Interior

• Kitchen: Refrigerator; Stainless steel appliances; Electric water heater
• Bedrooms: 3 bedrooms total (1 on the main level)
• Flooring: Other flooring
• Bathrooms: 3 full bathrooms (2 on the main level)
• Heating & cooling: Dual heating; Dual cooling; Has heating and cooling
• Interior features: High ceilings; Family room; Crawl space basement; Four fireplaces
• Laundry & utility: Laundry closet; Other laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#176 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• 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: 14 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 ($414 loan paydown + $1k appreciation (2.4% local appreciation)).
• At projected returns (2.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.03% ✓
• Cap rate: 18.04%
• Cash-on-cash: 41.96%
• DSCR: 2.87
• GRM: 4.1

CMA / ARV

• ARV (median comp): $76,286
• List price: $59,900
• Delta: -9.55%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

2.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.4%
• Equity multiple: 3.54×
• Total profit: $42,541
• Equity at exit: $24,783

10-year hold

• IRR: 46.8%
• Equity multiple: 7.06×
• Total profit: $101,679
• Equity at exit: $36,599

Cash invested: $16,772 (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 31549

• Home prices YoY: 2.3%
• Active inventory: 14
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $586

Break-even live

Break-even rent $476

Max offer price $59,900

Occupancy floor 47%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $59,900 Active 28 DOM
2. 2026-06-17
   days on market $59,900 Active 27 DOM
3. 2026-06-16
   days on market $59,900 Active 26 DOM
4. 2026-06-15
   days on market $59,900 Active 25 DOM
5. 2026-06-13
   statusdays on market $59,900 Active 23 DOM
6. 2026-06-12
   days on market $59,900 New 22 DOM
7. 2026-06-09
   days on market $59,900 New 19 DOM
8. 2026-06-08
   days on market $59,900 New 18 DOM
9. 2026-06-07
   days on market $59,900 New 17 DOM
10. 2026-06-05
    days on market $59,900 New 15 DOM
11. 2026-06-04
    days on market $59,900 New 13 DOM
12. 2026-06-02
    days on market $59,900 New 12 DOM
13. 2026-06-01
    days on market $59,900 New 11 DOM
14. 2026-05-31
    days on market $59,900 New 10 DOM
15. 2026-05-31
    days on market $59,900 New 9 DOM
16. 2026-03-26
    listed $69,000 New 488-char remark

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $551 · $46/mo
• Expected delta: +$108/yr (+$9/mo · 24.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $14,620
• − Mortgage interest: −$3,355
• − Property taxes: −$443
• − Insurance: −$300
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$1,743
• Taxable income: $6,440
• Est. tax owed @ 24.0%: −$1,546
• After-tax cash flow: $5,492/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 — Lumber City

• Score: 67/100
• State rank: #176
• US rank: #11091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lumber City, GA
• Population (ZIP): 1,811

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 0.62)
• Race & ethnicity: Black 43% White 41% Hispanic / Latino 15% Two or more races 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 8%
• Common ancestry: Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: ▲ 2.35%
• Current HPI: 104.0334
• 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

+0.2% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $60,000 GAMLS
• 2026-05-20 Listing Removed — GAMLS
• 2026-03-26 Listed $69,000 GAMLS
• 2026-03-26 Listed $59,900 GAMLS

Property tax history

+2.7%/yr

Latest (2025): $443 · -31.5% YoY. Source: county tax records.