50 Cedar St · Metter, GA 30439

$145,000

3 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 137 Days on market

Built 1925 6,098 sqft lot $97/sqft · at area comps Est $149k · 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 +21.6/30.0
• ARV discount +8.7/15.0
• Appreciation +7.3/10.0
• DSCR +6.9/10.0
• 1% rule +5.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Charming Fixer Upper, this 3-bedroom, 2-bath cottage is ideally located in a quiet, established area in the heart of Metter. The home offers a flexible floor plan that includes a bonus room, perfect for a home office, guest space, or potential 4th bedroom. Enjoy classic Southern living with both front and back porches, ideal for morning coffee or evening relaxation. Inside, provides peace of mind and modern comfort while maintaining the home's inviting cottage character. Centrally located, this property offers convenient access to local hospitals, grocery stores, churches, restaurants, and everyday amenities, making it an excellent option for first-time buyers, retirees, or investors seeking a turnkey opportunity. Whether you're looking for a comfortable primary residence or a strong rental property, 50 Cedar Street delivers location, versatility, and value in one of Metter's most convenient in-town settings.

Key facts

• 6,098 sq ft lot
• Built 1925
• Listed 136 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.2% in Metter — 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 65/100 on livability (#208 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D+, schools F, amenities F.
• Candler County (rural): math 30% / reading 27% proficiency, ranked #106 of 174 in GA (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 41 active listings in the ZIP; 7 units permitted in Candler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.6% local appreciation)).
• Candler County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1925 — 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 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?
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: 1.08% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 7.7

CMA / ARV

• ARV (median comp): $148,872
• List price: $145,000
• Delta: -2.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 S Williams St	0.34mi	3/2.0	1,549 (+4%)	15mo	$182,000	$117	66
45 N Kennedy St	0.19mi	4/2.0 (+1)	1,336 (-11%)	10mo	$175,000	$131	60
50 N Daughtry St	0.50mi	3/2.0	1,344 (-10%)	8mo	$75,000	$56	53
100 Foxridge Ct	0.59mi	3/2.0	1,360 (-9%)	15mo	$257,850	$190	45
295 S Lewis St	0.59mi	3/2.0	1,630 (+9%)	20mo	$158,000	$97	41
244 S Rountree St	0.53mi	3/2.0	1,686 (+13%)	16mo	$226,000	$134	41
150 Foxridge Ct Lot 6	0.59mi	3/2.0	1,662 (+11%)	16mo	$293,900	$177	40
360 S Kennedy St	0.67mi	3/2.0	1,710 (+14%)	6mo	$195,000	$114	40
420 S Kennedy St	0.73mi	2/1.0 (-1)	1,320 (-12%)	12mo	$180,000	$136	27

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

Projected returns pro-forma

4.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 2.10×
• Total profit: $44,577
• Equity at exit: $79,028

10-year hold

• IRR: 18.0%
• Equity multiple: 4.06×
• Total profit: $124,131
• Equity at exit: $133,863

Cash invested: $40,600 (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 30439

• Home prices YoY: 1.7%
• Active inventory: 41
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$195 /mo · $2,346/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $221

Break-even live

Break-even rent $1,286

Max offer price $145,000

Occupancy floor 81%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $145,000 Active 137 DOM
2. 2026-06-18
   days on market $145,000 Active 136 DOM
3. 2026-06-17
   days on market $145,000 Active 135 DOM
4. 2026-06-16
   days on market $145,000 Active 134 DOM
5. 2026-06-15
   days on market $145,000 Active 133 DOM
6. 2026-06-14
   days on market $145,000 Active 131 DOM
7. 2026-06-13
   days on market $145,000 Active 130 DOM
8. 2026-06-10
   days on market $145,000 Active 128 DOM
9. 2026-06-09
   days on market $145,000 Active 127 DOM
10. 2026-06-08
    days on market $145,000 Active 126 DOM
11. 2026-06-07
    days on market $145,000 Active 125 DOM
12. 2026-06-05
    days on market $145,000 Active 122 DOM
13. 2026-06-03
    days on market $145,000 Active 121 DOM
14. 2026-06-02
    days on market $145,000 Active 120 DOM
15. 2026-06-01
    days on market $145,000 Active 119 DOM
16. 2026-05-31
    days on market $145,000 Active 118 DOM
17. 2026-05-30
    days on market $145,000 Active 117 DOM
18. 2026-03-21
    price $145,000 925-char remark

    Show marketing remark (925 chars)

    Charming Fixer Upper, this 3-bedroom, 2-bath cottage is ideally located in a quiet, established area in the heart of Metter. The home offers a flexible floor plan that includes a bonus room, perfect for a home office, guest space, or potential 4th bedroom. Enjoy classic Southern living with both front and back porches, ideal for morning coffee or evening relaxation. Inside, provides peace of mind and modern comfort while maintaining the home's inviting cottage character. Centrally located, this property offers convenient access to local hospitals, grocery stores, churches, restaurants, and everyday amenities, making it an excellent option for first-time buyers, retirees, or investors seeking a turnkey opportunity. Whether you're looking for a comfortable primary residence or a strong rental property, 50 Cedar Street delivers location, versatility, and value in one of Metter's most convenient in-town settings.

19. 2026-03-12
    price $155,000 925-char remark

    Show marketing remark (925 chars)

    Charming Fixer Upper, this 3-bedroom, 2-bath cottage is ideally located in a quiet, established area in the heart of Metter. The home offers a flexible floor plan that includes a bonus room, perfect for a home office, guest space, or potential 4th bedroom. Enjoy classic Southern living with both front and back porches, ideal for morning coffee or evening relaxation. Inside, provides peace of mind and modern comfort while maintaining the home's inviting cottage character. Centrally located, this property offers convenient access to local hospitals, grocery stores, churches, restaurants, and everyday amenities, making it an excellent option for first-time buyers, retirees, or investors seeking a turnkey opportunity. Whether you're looking for a comfortable primary residence or a strong rental property, 50 Cedar Street delivers location, versatility, and value in one of Metter's most convenient in-town settings.

20. 2026-02-17
    price $159,000 925-char remark

    Show marketing remark (925 chars)

    Charming Fixer Upper, this 3-bedroom, 2-bath cottage is ideally located in a quiet, established area in the heart of Metter. The home offers a flexible floor plan that includes a bonus room, perfect for a home office, guest space, or potential 4th bedroom. Enjoy classic Southern living with both front and back porches, ideal for morning coffee or evening relaxation. Inside, provides peace of mind and modern comfort while maintaining the home's inviting cottage character. Centrally located, this property offers convenient access to local hospitals, grocery stores, churches, restaurants, and everyday amenities, making it an excellent option for first-time buyers, retirees, or investors seeking a turnkey opportunity. Whether you're looking for a comfortable primary residence or a strong rental property, 50 Cedar Street delivers location, versatility, and value in one of Metter's most convenient in-town settings.

21. 2026-02-01
    listed $165,000 New 925-char remark

    Show marketing remark (925 chars)

    Charming Fixer Upper, this 3-bedroom, 2-bath cottage is ideally located in a quiet, established area in the heart of Metter. The home offers a flexible floor plan that includes a bonus room, perfect for a home office, guest space, or potential 4th bedroom. Enjoy classic Southern living with both front and back porches, ideal for morning coffee or evening relaxation. Inside, provides peace of mind and modern comfort while maintaining the home's inviting cottage character. Centrally located, this property offers convenient access to local hospitals, grocery stores, churches, restaurants, and everyday amenities, making it an excellent option for first-time buyers, retirees, or investors seeking a turnkey opportunity. Whether you're looking for a comfortable primary residence or a strong rental property, 50 Cedar Street delivers location, versatility, and value in one of Metter's most convenient in-town settings.

22. 2022-04-05
    soldstatus $130,000 Sold 4-char remark

    Show marketing remark (4 chars)

    NONE

23. 2022-02-28
    historical 4-char remark

    Show marketing remark (4 chars)

    NONE

24. 2022-02-28
    listed $125,000 4-char remark

    Show marketing remark (4 chars)

    NONE

25. 2012-10-08
    historical
26. 2011-07-28
    listed $69,900

ⓘ 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: $2,346 · $195/mo
• Projected year-2 tax: $2,346 · $195/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $18,795
• − Mortgage interest: −$8,122
• − Property taxes: −$2,346
• − Insurance: −$725
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$4,218
• Taxable income: $376
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $2,562/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: Candler County
• NCES district ID: 1300810
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $33,775
• Composite: 23.43/100
• National rank: #7887
• State rank: #106 of 174 in GA

Livability — Metter

• Score: 65/100
• State rank: #208
• US rank: #12658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Metter, GA
• City population: 10,583
• Population (ZIP): 10,583

Population outlook (Candler County) Hauer SSP2

• Today (2025): 10,702 people
• By 2030: 10,444 · -2.4%
• By 2040: 9,768 · -8.7%
• By 2050: 8,923 · -16.6%
• By 2075: 6,603 · -38.3%
• By 2100: 4,429 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 23% Hispanic / Latino 13% Two or more races 7% Native American 3%
• Hispanic origin (detail): Mexican 10% Cuban 1%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Candler

• 2024 margin: Solid R (+47.5) · D 26.2% · R 73.7%
• 2008→2024 swing: -16.9pp toward R · 2008: -30.6pp · 2024: -47.5pp
• All cycles: 2024: R+47.5 2020: R+42.1 2016: R+43.6 2012: R+33.7 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.64%
• Current HPI: 271.7303
• 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

+107.4% since first listed

9 events — show timeline

• 2026-03-21 Price Changed $145,000 GAMLS
• 2026-03-12 Price Changed $155,000 GAMLS
• 2026-02-17 Price Changed $159,000 GAMLS
• 2026-02-01 Listed $165,000 GAMLS
• 2022-04-05 Sold (MLS) $130,000 GAMLS
• 2022-02-28 Listed $125,000 GAMLS
• 2022-02-28 Listing Removed — GAMLS
• 2012-10-08 Listing Removed — GAMLS
• 2011-07-28 Listed $69,900 GAMLS

Property tax history

+10.2%/yr

Latest (2025): $2,346 · +5.7% YoY. Source: county tax records.