2222 Sheffield Rd · Rentz, GA 31075

$79,900

2 bd · 2.0 ba · 780 sqft · SingleFamily · 121 Days on market

Built 1976 Good condition 1.11 ac lot $102/sqft · 70% below area

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Why this score? — see what drove the C- 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 +15.8/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Located on 1.11 acres and minutes to Southwest Laurens Elementary School. This home has 2 bedrooms, 2 baths.

Key facts

• 1.11 acre lot
• Built 1976
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $36 ($434/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 $74k (6.8% below list).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#441 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools D+, crime F, amenities F.
• Laurens County (rural): math 45% / reading 39% proficiency, ranked #42 of 174 in GA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 55 units permitted in Laurens County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($552 loan paydown + $4k appreciation (5.2% local appreciation)).
• Laurens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $263,311
• List price: $79,900
• Delta: -69.66%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.97×
• Total profit: $21,718
• Equity at exit: $46,330

10-year hold

• IRR: 15.5%
• Equity multiple: 3.83×
• Total profit: $63,249
• Equity at exit: $80,842

Cash invested: $22,372 (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 31075

• Home prices YoY: 2.6%
• Active inventory: 15
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $745 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$156
• Net cashflow: $36

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 90%

Sensitivity live

Price	-10% $91	-5% $64	+0% $36	+5% $9	+10% $-19
Rent	-10% $-23	-5% $7	+0% $36	+5% $66	+10% $95
Rate	-1.0pp $76	-0.5pp $56	base $36	+0.5pp $15	+1.0pp $-6

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $79,900 Active 121 DOM
2. 2026-06-18
   days on market $79,900 Active 120 DOM
3. 2026-06-17
   days on market $79,900 Active 119 DOM
4. 2026-06-16
   days on market $79,900 Active 118 DOM
5. 2026-06-15
   days on market $79,900 Active 117 DOM
6. 2026-06-14
   days on market $79,900 Active 115 DOM
7. 2026-06-12
   days on market $79,900 Active 114 DOM
8. 2026-06-09
   days on market $79,900 Active 111 DOM
9. 2026-06-08
   days on market $79,900 Active 110 DOM
10. 2026-06-07
    days on market $79,900 Active 109 DOM
11. 2026-06-07
    days on market $79,900 Active 108 DOM
12. 2026-06-03
    days on market $79,900 Active 105 DOM
13. 2026-06-02
    days on market $79,900 Active 104 DOM
14. 2026-06-01
    days on market $79,900 Active 103 DOM
15. 2026-05-31
    days on market $79,900 Active 102 DOM
16. 2026-05-30
    days on market $79,900 Active 101 DOM
17. 2026-02-18
    listed $79,900 New 108-char remark

    Show marketing remark (108 chars)

    Located on 1.11 acres and minutes to Southwest Laurens Elementary School. This home has 2 bedrooms, 2 baths.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,937
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$715
• − Management: −$715
• − Depreciation: −$2,324
• Taxable loss: −$891
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $648/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a fresh paint job and minimal maintenance required. It offers a good balance of curb appeal and interior aesthetics, making it a solid investment opportunity.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping — A well-maintained yard can increase both resale and rental value.
• Both Add a small front porch — A welcoming porch can increase both resale and rental value by enhancing curb appeal and providing a comfortable outdoor space.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping — A well-maintained yard can increase both resale and rental value. ↑
• Both Add a small front porch — A welcoming porch can increase both resale and rental value by enhancing curb appeal and providing a comfortable outdoor space. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Laurens County
• NCES district ID: 1301890
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $38,220
• Composite: 35.06/100
• National rank: #5030
• State rank: #42 of 174 in GA

Livability — Rentz

• Score: 58/100
• State rank: #441
• US rank: #21194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,582

Population outlook (Laurens County) Hauer SSP2

• Today (2025): 45,685 people
• By 2030: 44,056 · -3.6%
• By 2040: 40,270 · -11.9%
• By 2050: 36,094 · -21.0%
• By 2075: 26,275 · -42.5%
• By 2100: 17,160 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 21%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 1% · China

Political lean MEDSL · Laurens

• 2024 margin: Solid R (+32.7) · D 33.5% · R 66.2%
• 2008→2024 swing: -11.2pp toward R · 2008: -21.5pp · 2024: -32.7pp
• All cycles: 2024: R+32.7 2020: R+28.2 2016: R+29.1 2012: R+22.7 2008: R+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.22%
• Current HPI: 206.5462
• 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

1 event — show timeline

• 2026-02-18 Listed $79,900 GAMLS