3063 7th Ave · Menlo, GA 30731

$169,900

4 bd · 1.0 ba · 1,849 sqft · SingleFamily public records · 74 Days on market

Built 1890 0.48 ac lot $92/sqft · 37% below area Est $270k · 37% under ↓ 32% 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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Appreciation +7.4/10.0
• DSCR +3.8/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

This charming property at 3063 7th Avenue, Menlo, GA 30731 - a historic two-story home built in 1890. Currently 2 Houses on ONE PARCEL. Willing to divide with offering @$169900 The main house is a nostalgic, vintage gem spanning about 1,849 sq ft with 4 bedrooms and 1 bath, brimming with character and history. It once featured the upstairs as a cozy separate living space for a young couple, adding to its unique appeal. The property sits on a 0.48-acre level lot with a fenced backyard, perfect for gardening, relaxation, or pets. The walkable downtown historic neighborhood includes sidewalks leading to a nearby park and churches, creating that serene, timeless small-town vibe. Small house on same lot. .. With division a Survey will be necessary. Offering small home @$89,000. A key highlight is the small house on the property (often referred to as a guest house or rental unit), which has been used as a rental for years and provides immediate income potential. One home has served as a long-term rental, making this a true ''two homes for the price of one'' OPTION OPPORTUNITY! While the main home needs some TLC and restoration to bring out its full timeless charm, it's ideal for a buyer interested in personal renovation, flipping for resale, or exploring rezoning possibilities (e. g. , for an Airbnb, short-term rental, or even an event venue). The location is excellent--just minutes from Mentone, Alabama, with its scenic mountain appeal and proximity to outdoor activities. Walk to the park, church or shopping. Just a charming community!

Key facts

• 0.48 acre lot
• 2 parking spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-14 ($-167/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (18.8% below list).
• Recommended offer: $138k (18.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#313 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime D-, amenities F.
• Chattooga County (rural): math 18% / reading 26% proficiency, ranked #140 of 174 in GA (top 80%) — 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: 47 active listings in the ZIP; 2 units permitted in Chattooga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.8% local appreciation)).
• Chattooga County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,902 (18.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (median comp): $270,196
• List price: $169,900
• Delta: -37.12%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3082 Highway 337	0.05mi	3/2.0 (-1)	2,004 (+8%)	18mo	$235,000	$117	59

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

Projected returns pro-forma

4.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.76×
• Total profit: $35,931
• Equity at exit: $93,815

10-year hold

• IRR: 13.1%
• Equity multiple: 3.32×
• Total profit: $110,504
• Equity at exit: $159,910

Cash invested: $47,572 (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 30731

• Home prices YoY: 1.7%
• Active inventory: 47
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$142 /mo · $1,699/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-14

Break-even live

Break-even rent $1,397

Max offer price $167,435

Occupancy floor 96%

Sensitivity live

Price	-10% $82	-5% $34	+0% $-14	+5% $-62	+10% $-110
Rent	-10% $-123	-5% $-68	+0% $-14	+5% $41	+10% $95
Rate	-1.0pp $72	-0.5pp $29	base $-14	+0.5pp $-58	+1.0pp $-103

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $169,900 Active 74 DOM
2. 2026-06-18
   days on market $169,900 Active 73 DOM
3. 2026-06-17
   days on market $169,900 Active 72 DOM
4. 2026-06-16
   days on market $169,900 Active 71 DOM
5. 2026-06-15
   days on market $169,900 Active 70 DOM
6. 2026-06-14
   days on market $169,900 Active 68 DOM
7. 2026-06-13
   days on market $169,900 Active 67 DOM
8. 2026-06-10
   days on market $169,900 Active 65 DOM
9. 2026-06-09
   days on market $169,900 Active 64 DOM
10. 2026-06-08
    days on market $169,900 Active 63 DOM
11. 2026-06-07
    days on market $169,900 Active 62 DOM
12. 2026-06-05
    days on market $169,900 Active 59 DOM
13. 2026-06-03
    days on market $169,900 Active 58 DOM
14. 2026-06-02
    days on market $169,900 Active 57 DOM
15. 2026-06-01
    days on market $169,900 Active 56 DOM
16. 2026-05-31
    days on market $169,900 Active 55 DOM
17. 2026-05-30
    days on market $169,900 Active 54 DOM
18. 2026-04-06
    listed $169,900 Active 1565-char remark

    Show marketing remark (1526 chars)

    HISTORIC BEAUTY!!!! This charming property at 3063 7th Avenue, Menlo, GA 30731 - a historic two-story home built 1890. Currently 2 houses on ONE PARCEL.Willing to divide with offering @$169,900, the main house is a nostalgic, vintage gem spanning about 1,849 sq ft with 4 bedrooms and 1 bath, brimming with character and history. It once featured the upstairs as a cozy separate living space for a young couple, adding to its unique appeal. The property sits on a 0.48-acre level lot with a fenced backyard, perfect for gardening, relaxation, or pets. The walkable downtown historic neighborhood includes sidewalks leading to a nearby park and churches, creating that serene, timeless small-town vibe. Small house on same parcel. With division a survey will be necessary. Offering small home @$89,000. A key highlight is the small additional house on the property (often referred to as a guest house or rental unit), which has been used as a rental for years and provides immediate income potential. One home has served as a long-term rental, making this a true "two homes for the price of one" opportunity. While the main home needs some TLC and restoration to bring out its full timeless charm, it's ideal for a buyer interested in personal renovation, flipping for resale, or exploring rezoning possibilities (e.g., for an Airbnb, short-term rental, or even an event venue). The location is excellent-just minutes from Mentone, Alabama, with its scenic mountain appeal and proximity to outdoor activities.

19. 2026-04-06
    listed $169,900 New 1526-char remark

    Show marketing remark (1526 chars)

    HISTORIC BEAUTY!!!! This charming property at 3063 7th Avenue, Menlo, GA 30731 - a historic two-story home built 1890. Currently 2 houses on ONE PARCEL.Willing to divide with offering @$169,900, the main house is a nostalgic, vintage gem spanning about 1,849 sq ft with 4 bedrooms and 1 bath, brimming with character and history. It once featured the upstairs as a cozy separate living space for a young couple, adding to its unique appeal. The property sits on a 0.48-acre level lot with a fenced backyard, perfect for gardening, relaxation, or pets. The walkable downtown historic neighborhood includes sidewalks leading to a nearby park and churches, creating that serene, timeless small-town vibe. Small house on same parcel. With division a survey will be necessary. Offering small home @$89,000. A key highlight is the small additional house on the property (often referred to as a guest house or rental unit), which has been used as a rental for years and provides immediate income potential. One home has served as a long-term rental, making this a true "two homes for the price of one" opportunity. While the main home needs some TLC and restoration to bring out its full timeless charm, it's ideal for a buyer interested in personal renovation, flipping for resale, or exploring rezoning possibilities (e.g., for an Airbnb, short-term rental, or even an event venue). The location is excellent-just minutes from Mentone, Alabama, with its scenic mountain appeal and proximity to outdoor activities.

20. 2026-03-19
    historical
21. 2026-01-21
    price $242,900
22. 2026-01-21
    price $242,900
23. 2026-01-07
    price $243,000
24. 2026-01-07
    price $243,000
25. 2025-10-11
    price $249,800
26. 2025-10-11
    price $249,800
27. 2025-09-19
    listed $249,900 New

ⓘ 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: $1,699 · $142/mo
• Projected year-2 tax: $1,699 · $142/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 7/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $16,548
• − Mortgage interest: −$9,517
• − Property taxes: −$1,699
• − Insurance: −$850
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$4,943
• Taxable loss: −$3,108
• Est. tax savings @ 24.0%: +$746
• After-tax cash flow: $578/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: Chattooga County
• NCES district ID: 1301080
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $33,123
• Composite: 17.93/100
• National rank: #8996
• State rank: #140 of 174 in GA

Livability — Menlo

• Score: 62/100
• State rank: #313
• US rank: #16971

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: Menlo, GA
• Population (ZIP): 2,450

Population outlook (Chattooga County) Hauer SSP2

• Today (2025): 23,451 people
• By 2030: 22,595 · -3.7%
• By 2040: 20,808 · -11.3%
• By 2050: 19,079 · -18.6%
• By 2075: 15,131 · -35.5%
• By 2100: 10,904 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Italian 8% Romanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Chattooga

• 2024 margin: Solid R (+64.2) · D 17.7% · R 81.9%
• 2008→2024 swing: -28.4pp toward R · 2008: -35.8pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+61.8 2016: R+58.8 2012: R+41.3 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.76%
• Current HPI: 284.6453
• 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

-32.0% since first listed

10 events — show timeline

• 2026-04-06 Listed $169,900 GCAR
• 2026-04-06 Listed $169,900 GAMLS
• 2026-03-19 Listing Removed — GAMLS
• 2026-01-21 Price Changed $242,900 GCAR
• 2026-01-21 Price Changed $242,900 GAMLS
• 2026-01-07 Price Changed $243,000 GAMLS
• 2026-01-07 Price Changed $243,000 GCAR
• 2025-10-11 Price Changed $249,800 GCAR
• 2025-10-11 Price Changed $249,800 GAMLS
• 2025-09-19 Listed $249,900 GAMLS

Property tax history

+33.6%/yr

Latest (2025): $1,699 · +190.0% YoY. Source: county tax records.