98 New St · Roberta, GA 31078

$126,500

3 bd · 1.0 ba · 1,654 sqft · SingleFamily public records · 16 Days on market

Built 1957 0.25 ac lot Est $99k · 27% 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 +18.3/30.0
• DSCR +5.8/10.0
• Appreciation +5.6/10.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

One story all brick, single family dwelling in nice quite neighborhood; located near downtown Roberta. Will make a great home or rental unit. Selling as-is/where-is condition.

Key facts

• 0.25 acre lot
• Built 1957
• Listed 15 days

Property features AI

Finance

• Other: Located at 98 New St, Roberta, GA 31078; County: Crawford; Coordinates: -84.0104583, 32.725025
• Financial info: Listing sold As-Is; Acceptable financing: Cash, Conventional, FHA
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available; Electricity available; High speed internet available; Natural gas available; Phone available
• Home design: Single family residence; Residential house; Detached; Built in 1957
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Cleared lot; City lot; Has a view

Interior

• Kitchen: Appliances: Other
• Bedrooms: 4 bedrooms on the main level
• Flooring: Hardwood flooring; Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One-level living; Public records list living area as 1,654; No basement; Property listed as fixer
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (5.0% below list).
• Recommended offer: $120k (5.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#140 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Crawford County (rural): math 20% / reading 29% proficiency, ranked #127 of 174 in GA (top 73%) — 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: 21 active listings in the ZIP; 43 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($875 loan paydown + $1k appreciation (1.1% local appreciation)).
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.
• Current owner paid $45k; list at $126k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $120,179 (5.0% below list)

Questions for the listing agent

1. Built in 1957 — 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. 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: 0.95% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $99,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 High Point Rd	0.54mi	3/2.0	1,751 (+6%)	24mo	$105,000	$60	41
85 W Agency St	0.48mi	2/2.0 (-1)	1,808 (+9%)	16mo	$47,500	$26	40

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

Projected returns pro-forma

1.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.29×
• Total profit: $10,404
• Equity at exit: $43,853

10-year hold

• IRR: 9.9%
• Equity multiple: 2.22×
• Total profit: $43,113
• Equity at exit: $58,796

Cash invested: $35,420 (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 31078

• Home prices YoY: 0.9%
• Active inventory: 21
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$663
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $116

Break-even live

Break-even rent $1,054

Max offer price $126,500

Occupancy floor 85%

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: $31,625
• Closing costs: $3,795
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $126,500 Active 16 DOM
2. 2026-06-18
   days on market $126,500 Active 15 DOM
3. 2026-06-17
   statusdays on market $126,500 Active 14 DOM
4. 2026-06-16
   days on market $126,500 New 13 DOM
5. 2026-06-15
   days on market $126,500 New 12 DOM
6. 2026-06-14
   days on market $126,500 New 10 DOM
7. 2026-06-13
   days on market $126,500 New 9 DOM
8. 2026-06-10
   days on market $126,500 New 7 DOM
9. 2026-06-09
   days on market $126,500 New 6 DOM
10. 2026-06-08
    days on market $126,500 New 5 DOM
11. 2026-06-07
    days on market $126,500 New 4 DOM
12. 2026-06-03
    remarks 175-char remark

    Show marketing remark (175 chars)

    One story all brick, single family dwelling in nice quite neighborhood; located near downtown Roberta. Will make a great home or rental unit. Selling as-is/where-is condition.

13. 2026-06-03
    listed $126,500 New 1 DOM

    Show marketing remark (175 chars)

    One story all brick, single family dwelling in nice quite neighborhood; located near downtown Roberta. Will make a great home or rental unit. Selling as-is/where-is condition.

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $1,402 · $117/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,421
• − Mortgage interest: −$7,086
• − Property taxes: −$1,402
• − Insurance: −$632
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,680
• Taxable loss: −$687
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $1,562/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: Crawford County
• NCES district ID: 1301530
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $39,974
• Composite: 20.65/100
• National rank: #8539
• State rank: #127 of 174 in GA

Livability — Roberta

• Score: 68/100
• State rank: #140
• US rank: #9490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roberta, GA
• Population (ZIP): 3,430

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 11,794 people
• By 2030: 11,347 · -3.8%
• By 2040: 10,328 · -12.4%
• By 2050: 9,256 · -21.5%
• By 2075: 7,817 · -33.7%
• By 2100: 7,039 · -40.3%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: White 49% Black 48% Two or more races 3%
• Common ancestry: Italian 1% Slovak 1%
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+49.8) · D 24.9% · R 74.8%
• 2008→2024 swing: -20.7pp toward R · 2008: -29.1pp · 2024: -49.8pp
• All cycles: 2024: R+49.8 2020: R+46.1 2016: R+42.9 2012: R+32.5 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.10%
• Current HPI: 123.3291
• 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

+181.1% since first listed

5 events — show timeline

• 2026-06-03 Listed $126,500 MGMLS
• 2026-06-03 Listed $126,500 GAMLS
• 2023-10-30 Listing Removed — GAMLS
• 2023-09-28 Listed $175,000 GAMLS
• 2012-06-27 Sold (Public Records) $45,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,402 · +26.6% YoY. Source: county tax records.