6494 Washington Rd · Appling, GA 30802

$430,000

4 bd · 4.0 ba · 2,451 sqft · SingleFamily public records · 41 Days on market

Built 2015 2.50 ac lot $175/sqft · 20% below area Est $538k · 20% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Cash flow +3.2/30.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Enjoy the freedom of country living without the restrictions of an HOA in this private, family-friendly home set on 2.5 peaceful acres in Appling. Tucked away among mature trees and natural surroundings, this property offers the perfect blend of privacy and convenience, just minutes from the lake and Evans. Inside, the home is filled with natural light and features hardwood floors throughout. The kitchen is thoughtfully designed with granite countertops, stainless steel appliances, and a pantry, opening seamlessly to the main living area. The split-level layout provides both functionality and comfort, with the family room, kitchen, primary suite with en-suite bath, and an additional bedroom

Key facts

• Pantry
• Private home
• 2.5 acres

Tags

• PRIVATE HOME
• 2.5 ACRES
• MATURE TREES
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PANTRY

Property features AI

Finance

• HOA & community: Association amenities: Other

Exterior

• Parking: Attached garage; Carport (1 space); Gravel/unpaved parking; Total 1 parking space
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Cable available
• Home design: Single family residence; Two-story; Residential property
• Construction: Vinyl siding; Composition roof; Slab foundation; Built on two levels
• Exterior features: Deck; Fenced yard; Other exterior features; Outbuilding

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Microwave; Electric water heater
• Bedrooms: Total rooms: 9
• Flooring: Vinyl; Wood
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Ceiling fan(s); Heat pump; Electric heating; Fireplace(s)
• Interior features: Walk-in closets; Entrance foyer; Pantry; In-law floorplan; Window coverings
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (58.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (57.1% below list).
• Recommended offer: $179k (58.3% below list) — sets the bar for cash-flow.
• Cap rate 2.5% vs local median 1.1% in Appling — 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 57/100 on livability (#457 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A; Watch: housing D+, amenities F, commute F.
• Columbia County (suburban): math 49% / reading 52% proficiency, ranked #13 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Columbia Elementary School (math 67% / reading 67%, grade B+, #79 of 1,228 statewide, top 7%, 459 students, 22% FRL); Harlem Middle School (math 36% / reading 42%, grade F, #155 of 470 statewide, top 33%, 981 students, 39% FRL); Harlem High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,223 students, 33% FRL).
• Market conditions: 156 active listings in the ZIP; 1,213 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $46k of equity ($3k loan paydown + $43k appreciation (10.0% local appreciation)).
• Columbia County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($417k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 51% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,334 (58.3% 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 41 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.43% ✗
• Cap rate: 2.52%
• Cash-on-cash: -13.48%
• DSCR: 0.40
• GRM: 19.4

CMA / ARV

• ARV (median comp): $537,718
• List price: $430,000
• Delta: -20.03%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6492 Washington Rd	0.10mi	3/3.0 (-1)	2,362 (-4%)	22mo	$525,000	$222	62
6597 Reservoir Rd	0.70mi	4/3.5	2,612 (+7%)	1mo	$725,000	$278	53

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 2.19×
• Total profit: $143,785
• Equity at exit: $387,378

10-year hold

• IRR: 14.3%
• Equity multiple: 5.11×
• Total profit: $494,433
• Equity at exit: $835,395

Cash invested: $120,400 (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 30802

• Home prices YoY: 4.8%
• Active inventory: 156
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$2,255
• Tax from tax record: −$377 /mo · $4,520/yr
• Insurance: −$179
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-1,419

Break-even live

Break-even rent $3,642

Max offer price $179,334

Occupancy floor —

Sensitivity live

Price	-10% $-1,176	-5% $-1,297	+0% $-1,419	+5% $-1,541	+10% $-1,662
Rent	-10% $-1,565	-5% $-1,492	+0% $-1,419	+5% $-1,346	+10% $-1,273
Rate	-1.0pp $-1,202	-0.5pp $-1,310	base $-1,419	+0.5pp $-1,530	+1.0pp $-1,644

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-22
   days on market $430,000 Active 41 DOM
2. 2026-06-18
   days on market $430,000 Active 38 DOM
3. 2026-06-17
   days on market $430,000 Active 37 DOM
4. 2026-06-16
   days on market $430,000 Active 36 DOM
5. 2026-06-15
   days on market $430,000 Active 35 DOM
6. 2026-06-14
   days on market $430,000 Active 33 DOM
7. 2026-06-13
   days on market $430,000 Active 32 DOM
8. 2026-06-10
   days on market $430,000 Active 30 DOM
9. 2026-06-09
   days on market $430,000 Active 29 DOM
10. 2026-06-08
    days on market $430,000 Active 28 DOM
11. 2026-06-07
    days on market $430,000 Active 27 DOM
12. 2026-06-03
    days on market $430,000 Active 23 DOM
13. 2026-06-02
    days on market $430,000 Active 22 DOM
14. 2026-06-01
    days on market $430,000 Active 21 DOM
15. 2026-05-31
    days on market $430,000 Active 20 DOM
16. 2026-05-30
    days on market $430,000 Active 19 DOM
17. 2026-05-11
    historical
18. 2026-05-11
    historical
19. 2026-03-26
    status Active
20. 2026-03-26
    historical
21. 2026-02-21
    status Active
22. 2026-02-20
    historical
23. 2026-01-22
    status Active
24. 2026-01-21
    listed $430,000 Active
25. 2026-01-21
    historical
26. 2026-01-21
    listed $430,000 Active
27. 2025-01-10
    historical
28. 2025-01-10
    historical
29. 2024-08-12
    listed $395,000
30. 2024-08-12
    listed $395,000
31. 2023-05-31
    soldstatus $385,000
32. 2023-05-19
    soldstatus $385,000
33. 2023-05-19
    soldstatus $385,000
34. 2023-02-10
    listed $389,000
35. 2023-02-10
    listed $389,000
36. 2022-12-17
    historical
37. 2022-06-17
    listed $399,000
38. 2022-06-17
    listed $399,000
39. 2021-04-23
    soldstatus $359,000
40. 2021-04-16
    soldstatus $359,000
41. 2021-04-16
    soldstatus $359,000
42. 2021-03-02
    listed $369,900
43. 2021-03-02
    listed $369,900
44. 1998-05-22
    soldstatus $35,000

ⓘ 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: $4,520 · $377/mo
• Projected year-2 tax: $4,520 · $377/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $22,152
• − Mortgage interest: −$24,087
• − Property taxes: −$4,520
• − Insurance: −$2,948
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$12,509
• Taxable loss: −$25,456
• Est. tax savings @ 24.0%: +$6,109
• After-tax cash flow: $-10,918/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: Columbia County
• NCES district ID: 1301410
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $69,358
• Composite: 45.04/100
• National rank: #2695
• State rank: #13 of 174 in GA

Livability — Appling

• Score: 57/100
• State rank: #457
• US rank: #21719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,375

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 189,073 people
• By 2030: 212,277 · +12.3%
• By 2040: 259,480 · +37.2%
• By 2050: 306,991 · +62.4%
• By 2075: 421,213 · +122.8%
• By 2100: 496,722 · +162.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 17% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Columbia

• 2024 margin: Strong R (+25.6) · D 36.8% · R 62.5%
• 2008→2024 swing: +17.0pp toward D · 2008: -42.7pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.8 2016: R+37.7 2012: R+43.0 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.67%
• Current HPI: 339.0061
• 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

+1128.6% since first listed

28 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-02-21 Relisted — Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2026-01-22 Relisted — Hive MLS
• 2026-01-21 Listed $430,000 Hive MLS
• 2026-01-21 Listed $430,000 Hive MLS
• 2026-01-21 Listing Removed — Hive MLS
• 2025-01-10 Listing Removed — Hive MLS
• 2025-01-10 Listing Removed — Hive MLS
• 2024-08-12 Listed $395,000 Hive MLS
• 2024-08-12 Listed $395,000 Hive MLS
• 2023-05-31 Sold (Public Records) $385,000 Public Records
• 2023-05-19 Sold (MLS) $385,000 Hive MLS
• 2023-05-19 Sold (MLS) $385,000 Hive MLS
• 2023-02-10 Listed $389,000 Hive MLS
• 2023-02-10 Listed $389,000 Hive MLS
• 2022-12-17 Listing Removed — Hive MLS
• 2022-06-17 Listed $399,000 Hive MLS
• 2022-06-17 Listed $399,000 Hive MLS
• 2021-04-23 Sold (Public Records) $359,000 Public Records
• 2021-04-16 Sold (MLS) $359,000 Hive MLS
• 2021-04-16 Sold (MLS) $359,000 Hive MLS
• 2021-03-02 Listed $369,900 Hive MLS
• 2021-03-02 Listed $369,900 Hive MLS
• 1998-05-22 Sold (Public Records) $35,000 Public Records

Property tax history

+33.7%/yr

Latest (2025): $4,520 · +17.5% YoY. Source: county tax records.