167 Commerce St · Crawfordville, GA 30631

$110,000

3 bd · 1.0 ba · 1,858 sqft · SingleFamily public records · 35 Days on market

Built 1936 8,712 sqft lot $59/sqft · 17% below area Est $132k · 17% under

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Why this score? — see what drove the B 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.1/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Charming Opportunity in the Heart of Taliaferro County! Welcome to 167 Commerce St., a 3-bedroom, 2-bath home with so much potential. Featuring hardwood floors and spacious rooms, this property offers classic character ready to be refreshed. With a little love and updating, this house could be transformed into a beautiful home for years to come. Conveniently located near the heart of town, this property is perfect for anyone looking to invest in a great space and make it their own.

Key facts

• Spacious rooms
• Cozy fireplace
• Classic character

Tags

• HARDWOOD FLOORS
• COZY FIREPLACE
• SPACIOUS ROOMS
• CLASSIC CHARACTER
• HEART OF TOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#492 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Taliaferro County (rural): math 10% / reading 25% proficiency, ranked #175 of 187 in GA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Taliaferro County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($107k) 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.
• Current owner paid $70k; list at $110k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.11% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (median comp): $132,094
• List price: $110,000
• Delta: -16.73%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
166 Commerce St	0.05mi	2/1.0 (-1)	1,807 (-3%)	20mo	$62,000	$34	72

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.5%
• Equity multiple: 2.00×
• Total profit: $30,783
• Equity at exit: $49,461

10-year hold

• IRR: 19.0%
• Equity multiple: 3.76×
• Total profit: $84,964
• Equity at exit: $76,225

Cash invested: $30,800 (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 30631

• Active inventory: 26
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $276

Break-even live

Break-even rent $874

Max offer price $110,000

Occupancy floor 72%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-15
   days on market $110,000 Active 35 DOM
2. 2026-06-13
   days on market $110,000 Active 33 DOM
3. 2026-06-12
   days on market $110,000 Active 32 DOM
4. 2026-06-09
   days on market $110,000 Active 29 DOM
5. 2026-06-09
   days on marketlisting id $110,000 Active 28 DOM
6. 2026-06-08
   days on market $110,000 Active 276 DOM
7. 2026-06-07
   days on market $110,000 Active 275 DOM
8. 2026-06-05
   days on market $110,000 Active 273 DOM
9. 2026-06-04
   days on market $110,000 Active 271 DOM
10. 2026-06-02
    days on market $110,000 Active 270 DOM
11. 2026-06-01
    days on market $110,000 Active 269 DOM
12. 2026-05-31
    days on market $110,000 Active 268 DOM
13. 2026-05-31
    days on market $110,000 Active 267 DOM
14. 2026-05-11
    historical
15. 2025-09-26
    price $110,000 487-char remark

    Show marketing remark (487 chars)

    Charming Opportunity in the Heart of Taliaferro County! Welcome to 167 Commerce St., a 3-bedroom, 2-bath home with so much potential. Featuring hardwood floors and spacious rooms, this property offers classic character ready to be refreshed. With a little love and updating, this house could be transformed into a beautiful home for years to come. Conveniently located near the heart of town, this property is perfect for anyone looking to invest in a great space and make it their own.

16. 2025-09-05
    listed $110,000 Active
17. 2025-09-05
    listed $110,000 Active
18. 2025-09-02
    listed $129,000 New 487-char remark

    Show marketing remark (487 chars)

    Charming Opportunity in the Heart of Taliaferro County! Welcome to 167 Commerce St., a 3-bedroom, 2-bath home with so much potential. Featuring hardwood floors and spacious rooms, this property offers classic character ready to be refreshed. With a little love and updating, this house could be transformed into a beautiful home for years to come. Conveniently located near the heart of town, this property is perfect for anyone looking to invest in a great space and make it their own.

19. 2004-12-01
    soldstatus $69,910

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$194/yr (+$16/mo · 23.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,681
• − Mortgage interest: −$6,162
• − Property taxes: −$818
• − Insurance: −$550
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$3,200
• Taxable income: $1,602
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $2,923/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: Taliaferro County
• NCES district ID: 1304680
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 25% ▲ 10.00%
• Median HH income: $27,500
• Composite: 17.01/100
• National rank: #14191
• State rank: #175 of 187 in GA

Livability — Crawfordville

• Score: 56/100
• State rank: #492
• US rank: #22716

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: Crawfordville, GA
• Population (ZIP): 1,927

Population outlook (Taliaferro County) Hauer SSP2

• Today (2025): 1,506 people
• By 2030: 1,402 · -6.9%
• By 2040: 1,164 · -22.7%
• By 2050: 965 · -35.9%
• By 2075: 628 · -58.3%
• By 2100: 416 · -72.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 47% White 37% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Portuguese 1% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Taliaferro

• 2024 margin: D (+14.9) · D 57.4% · R 42.4%
• 2008→2024 swing: -15.8pp toward R · 2008: 30.7pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+21.7 2016: D+21.9 2012: D+32.8 2008: D+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+57.3% since first listed

6 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2025-09-26 Price Changed $110,000 GAMLS
• 2025-09-05 Listed $110,000 Hive MLS
• 2025-09-05 Listed $110,000 Hive MLS
• 2025-09-02 Listed $129,000 GAMLS
• 2004-12-01 Sold (Public Records) $69,910 Public Records

Property tax history

+1.9%/yr

Latest (2025): $818 · +32.4% YoY. Source: county tax records.