183 Main St

Toomsboro, GA 31090

$69,900B

1 bd · 1.0 ba · 3,940 sqft · Built 1959 · Other · Active · 440 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,011/mo
• Mortgage (P&I): −$367
• Tax + insurance: −$116
• HOA: −$0
• Vac / Maint / Mgmt: −$212
• Net cashflow: $316/mo
• Annual: $3,788/yr
• Cap rate: 11.71%
• Cash-on-cash: 19.35%
• DSCR: 1.86
• 1% rule: 1.45%
• Cash to close: $19,572

Investor read

• This is a 1-bed/1.0-bath other listed at $70k. Condition is rated poor.
• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• It's been on market 440 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• In year one you build about $4k of equity ($483 loan paydown + $4k appreciation (5.7% local appreciation)).
• Location reads 55/100 on livability (#514 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Wilkinson County (rural): math 12% / reading 19% proficiency, ranked #156 of 174 in GA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wilkinson County Primary School (292 students, 89% FRL); Wilkinson County Middle School (math 12% / reading 22%, grade F, #381 of 470 statewide, top 82%, 245 students, 89% FRL); Wilkinson County High School (math 8% / reading 15%, grade F, #345 of 424 statewide, top 82%, 376 students, 89% FRL).
• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 17 active listings in the ZIP.
• Wilkinson County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $9k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• It's been on market 440 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• Crime grade is F 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?
• 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.

Repairs flagged (vision-AI assessment)

• Major: roof repair — The roof appears to be in a state of disrepair and may need to be replaced.
• Major: exterior painting — The exterior walls are visibly cracked and discolored, indicating the need for repainting.
• Major: landscaping — The overgrown grass and weeds suggest a need for landscaping and maintenance to improve curb appeal.
• Major: HVAC/mechanical systems — The structure's age and condition suggest outdated or failing HVAC and mechanical systems that need replacement or repair.
• Major: concrete sealing — The concrete flooring appears to be in need of sealing to prevent further deterioration and maintain its integrity.
• Major: interior painting — The interior walls are visibly cracked and discolored, indicating the need for repainting to improve the appearance and condition of the interior space.