2950 Fountainville Rd · Andersonville, GA 31711

$139,000

3 bd · 1.5 ba · 1,623 sqft · SingleFamily public records · 15 Days on market

Built 1900 2.00 ac lot

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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 +14.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +4.4/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Enjoy the serenity of country living in this all-brick home nestled on 2 acres. Bring your pets and plant the garden you've always wanted! Home offers 3 bedrooms, 2 full baths, spacious living area, wood burning fireplace, formal dining and living room. If you're looking for a home to make your own, then look no further. With a little imagination and renovation there's endless possibilities. Located only minutes from Ellaville and Oglethorpe. Pictures of inside coming soon. Call and schedule your showing today!

Key facts

• Formal dining
• 2 acres
• All brick home

Tags

• ALL BRICK HOME
• 2 ACRES
• WOOD BURNING FIREPLACE
• FORMAL DINING

Property features AI

Exterior

• Parking: Attached garage (1 covered parking space, total 1 parking space)
• Utilities: Well water; Septic tank
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Approximately 2-acre lot

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning stove fireplace (1); Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $31 ($377/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 $113k (18.4% below list).
• Recommended offer: $113k (18.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#588 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Macon County (town): math 5% / reading 14% proficiency, ranked #169 of 174 in GA (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Macon County Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 511 students, 100% FRL); Macon County Middle School (math 6% / reading 18%, grade F, #417 of 470 statewide, top 90%, 263 students, 100% FRL); Macon County High School (math 5% / reading 5%, grade F, #394 of 424 statewide, top 97%, 340 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 13 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($961 loan paydown + $4k appreciation (3.2% local appreciation)).
• Macon County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $139k implies a 872% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $113,384 (18.4% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.82% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.53×
• Total profit: $20,436
• Equity at exit: $64,345

10-year hold

• IRR: 11.4%
• Equity multiple: 2.74×
• Total profit: $67,782
• Equity at exit: $100,623

Cash invested: $38,920 (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 31711

• Home prices YoY: 2.2%
• Active inventory: 4
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$78 /mo · $930/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $31

Break-even live

Break-even rent $1,094

Max offer price $139,000

Occupancy floor 92%

Sensitivity live

Price	-10% $110	-5% $71	+0% $31	+5% $-8	+10% $-47
Rent	-10% $-58	-5% $-13	+0% $31	+5% $76	+10% $121
Rate	-1.0pp $101	-0.5pp $67	base $31	+0.5pp $-5	+1.0pp $-41

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $139,000 Active 15 DOM
2. 2026-06-19
   days on market $139,000 Active 13 DOM
3. 2026-06-18
   days on market $139,000 Active 12 DOM
4. 2026-06-17
   days on market $139,000 Active 11 DOM
5. 2026-06-16
   days on market $139,000 Active 10 DOM
6. 2026-06-15
   days on market $139,000 Active 9 DOM
7. 2026-06-14
   days on market $139,000 Active 7 DOM
8. 2026-06-13
   days on market $139,000 Active 6 DOM
9. 2026-06-10
   days on market $139,000 Active 4 DOM
10. 2026-06-09
    days on market $139,000 Active 3 DOM
11. 2026-06-08
    days on market $139,000 Active 2 DOM
12. 2026-06-07
    remarks 516-char remark
13. 2026-06-07
    listed $139,000 Active 1 DOM

ⓘ 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: $930 · $78/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$349/yr (+$29/mo · 37.5%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,606
• − Mortgage interest: −$7,786
• − Property taxes: −$930
• − Insurance: −$695
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$4,044
• Taxable loss: −$2,026
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $863/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: Macon County
• NCES district ID: 1303450
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 14% ▼ -4.00%
• Median HH income: $29,832
• Composite: 7.25/100
• National rank: #9957
• State rank: #169 of 174 in GA

Livability — Andersonville

• Score: 49/100
• State rank: #588
• US rank: #25980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 783

Population outlook (Macon County) Hauer SSP2

• Today (2025): 12,210 people
• By 2030: 11,442 · -6.3%
• By 2040: 9,901 · -18.9%
• By 2050: 8,575 · -29.8%
• By 2075: 6,047 · -50.5%
• By 2100: 4,043 · -66.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 25% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 8% Cuban 1%
• Common ancestry: Romanian 1% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Macon

• 2024 margin: D (+17.9) · D 58.8% · R 40.9%
• 2008→2024 swing: -13.0pp toward R · 2008: 30.9pp · 2024: 17.9pp
• All cycles: 2024: D+17.9 2020: D+23.1 2016: D+27.2 2012: D+34.8 2008: D+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.23%
• Current HPI: 150.556
• 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

+872.0% since first listed

2 events — show timeline

• 2026-06-06 Listed $139,000 CGMLS
• 1977-05-17 Sold (Public Records) $14,300 Public Records

Property tax history

+6.2%/yr

Latest (2025): $930 · +0.9% YoY. Source: county tax records.