709 Plant St · Montezuma, GA 31063

$39,900

3 bd · 1.0 ba · 712 sqft · SingleFamily public records · 87 Days on market

Built 1985 0.29 ac lot $56/sqft · 102% above area ↓ 11% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Discover the potential in this fantastic fixer-upper opportunity located in Montezuma in Macon County! Situated on a generous lot, this 3-bedroom, 1-bath home offers expansive front and backyard space-perfect for outdoor living, entertaining, or future enhancements. This property is ready for your creative vision and personal touch to bring it back to life. Nestled in a quiet and peaceful neighborhood, it provides a serene setting while still being conveniently located near local schools, parks, and major roadways including Spaulding Road, Georgia State Route 90, and Georgia State Route 224 for easy access and commuting. Whether you're an investor looking for your next fix-and-flip project or a buyer eager to create a personalized home, this budget-friendly property offers endless possibilities. Don't miss your chance to unlock the value and make this home your own-schedule a showing today!

Key facts

• 0.29 acre lot
• Built 1985
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($843 rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#188 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute 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.
• Market conditions: 29 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 $1k of equity ($276 loan paydown + $776 appreciation (1.9% 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 (1.9% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 2.11% ✓
• Cap rate: 18.57%
• Cash-on-cash: 43.84%
• DSCR: 2.95
• GRM: 3.9

CMA / ARV

• ARV (median comp): $19,708
• List price: $39,900
• Delta: 102.45%
• Verdict: OVERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Travelers Rest Rd	0.22mi	3/1.0	700 (-2%)	12mo	$75,000	$107	77

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

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.7%
• Equity multiple: 3.56×
• Total profit: $28,621
• Equity at exit: $15,619

10-year hold

• IRR: 48.5%
• Equity multiple: 7.11×
• Total profit: $68,302
• Equity at exit: $22,400

Cash invested: $11,172 (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 31063

• Home prices YoY: 1.1%
• Active inventory: 29
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $843 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $408

Break-even live

Break-even rent $326

Max offer price $39,900

Occupancy floor 47%

Sensitivity live

Price	-10% $431	-5% $419	+0% $408	+5% $397	+10% $386
Rent	-10% $342	-5% $375	+0% $408	+5% $441	+10% $475
Rate	-1.0pp $428	-0.5pp $418	base $408	+0.5pp $398	+1.0pp $387

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $39,900 Active 87 DOM
2. 2026-06-19
   days on market $39,900 Active 85 DOM
3. 2026-06-18
   days on market $39,900 Active 84 DOM
4. 2026-06-17
   days on market $39,900 Active 83 DOM
5. 2026-06-16
   days on market $39,900 Active 82 DOM
6. 2026-06-15
   days on market $39,900 Active 81 DOM
7. 2026-06-14
   days on market $39,900 Active 79 DOM
8. 2026-06-13
   days on market $39,900 Active 78 DOM
9. 2026-06-10
   days on market $39,900 Active 76 DOM
10. 2026-06-09
    days on market $39,900 Active 75 DOM
11. 2026-06-08
    days on market $39,900 Active 74 DOM
12. 2026-06-07
    days on market $39,900 Active 73 DOM
13. 2026-06-03
    days on market $39,900 Active 69 DOM
14. 2026-06-02
    days on market $39,900 Active 68 DOM
15. 2026-06-01
    days on market $39,900 Active 67 DOM
16. 2026-05-31
    days on market $39,900 Active 66 DOM
17. 2026-05-30
    days on market $39,900 Active 65 DOM
18. 2026-05-08
    price $39,900 903-char remark

    Show marketing remark (927 chars)

    Discover the potential in this fantastic fixer-upper opportunity located in Montezuma in Macon County! Situated on a generous lot, this 3-bedroom, 1-bath home offers expansive front and backyard space—perfect for outdoor living, entertaining, or future enhancements. This property is ready for your creative vision and personal touch to bring it back to life. Nestled in a quiet and peaceful neighborhood, it provides a serene setting while still being conveniently located near local schools, parks, and major roadways including Spaulding Road, Georgia State Route 90, and Georgia State Route 224 for easy access and commuting. Whether you’re an investor looking for your next fix-and-flip project or a buyer eager to create a personalized home, this budget-friendly property offers endless possibilities. Don’t miss your chance to unlock the value and make this home your own—schedule a showing today!

19. 2026-05-08
    price $39,900 927-char remark

    Show marketing remark (927 chars)

    Discover the potential in this fantastic fixer-upper opportunity located in Montezuma in Macon County! Situated on a generous lot, this 3-bedroom, 1-bath home offers expansive front and backyard space—perfect for outdoor living, entertaining, or future enhancements. This property is ready for your creative vision and personal touch to bring it back to life. Nestled in a quiet and peaceful neighborhood, it provides a serene setting while still being conveniently located near local schools, parks, and major roadways including Spaulding Road, Georgia State Route 90, and Georgia State Route 224 for easy access and commuting. Whether you’re an investor looking for your next fix-and-flip project or a buyer eager to create a personalized home, this budget-friendly property offers endless possibilities. Don’t miss your chance to unlock the value and make this home your own—schedule a showing today!

20. 2026-03-26
    listed $49,900 New 903-char remark

    Show marketing remark (927 chars)

    Discover the potential in this fantastic fixer-upper opportunity located in Montezuma in Macon County! Situated on a generous lot, this 3-bedroom, 1-bath home offers expansive front and backyard space—perfect for outdoor living, entertaining, or future enhancements. This property is ready for your creative vision and personal touch to bring it back to life. Nestled in a quiet and peaceful neighborhood, it provides a serene setting while still being conveniently located near local schools, parks, and major roadways including Spaulding Road, Georgia State Route 90, and Georgia State Route 224 for easy access and commuting. Whether you’re an investor looking for your next fix-and-flip project or a buyer eager to create a personalized home, this budget-friendly property offers endless possibilities. Don’t miss your chance to unlock the value and make this home your own—schedule a showing today!

21. 2026-03-26
    listed $49,900 Active 927-char remark

    Show marketing remark (927 chars)

    Discover the potential in this fantastic fixer-upper opportunity located in Montezuma in Macon County! Situated on a generous lot, this 3-bedroom, 1-bath home offers expansive front and backyard space—perfect for outdoor living, entertaining, or future enhancements. This property is ready for your creative vision and personal touch to bring it back to life. Nestled in a quiet and peaceful neighborhood, it provides a serene setting while still being conveniently located near local schools, parks, and major roadways including Spaulding Road, Georgia State Route 90, and Georgia State Route 224 for easy access and commuting. Whether you’re an investor looking for your next fix-and-flip project or a buyer eager to create a personalized home, this budget-friendly property offers endless possibilities. Don’t miss your chance to unlock the value and make this home your own—schedule a showing today!

22. 2025-10-13
    historical
23. 2025-07-13
    status Back On Market
24. 2025-05-07
    status Under Contract
25. 2025-03-23
    status Back On Market
26. 2025-03-18
    status Under Contract
27. 2025-03-07
    historical
28. 2025-03-07
    historical
29. 2025-02-03
    listed $45,000 New
30. 2025-02-03
    listed $45,000 Active

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $381 · $32/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,113
• − Mortgage interest: −$2,235
• − Property taxes: −$381
• − Insurance: −$200
• − Repairs & maintenance: −$809
• − Management: −$809
• − Depreciation: −$1,161
• Taxable income: $4,519
• Est. tax owed @ 24.0%: −$1,084
• After-tax cash flow: $3,813/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 — Montezuma

• Score: 66/100
• State rank: #188
• US rank: #11737

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montezuma, GA
• Population (ZIP): 4,262

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 58% White 29% Hispanic / Latino 6% Asian 4% Two or more races 3%
• Hispanic origin (detail): Mexican 2%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 5% German/W. Germanic 2% Tagalog/Filipino 1%

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: ▲ 1.94%
• Current HPI: 170.6678
• 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

-11.3% since first listed

13 events — show timeline

• 2026-05-08 Price Changed $39,900 GAMLS
• 2026-05-08 Price Changed $39,900 FMLS
• 2026-03-26 Listed $49,900 FMLS
• 2026-03-26 Listed $49,900 GAMLS
• 2025-10-13 Listing Removed — GAMLS
• 2025-07-13 Relisted — GAMLS
• 2025-05-07 Pending — GAMLS
• 2025-03-23 Relisted — GAMLS
• 2025-03-18 Pending — GAMLS
• 2025-03-07 Listing Removed — FMLS
• 2025-03-07 Listing Removed — GAMLS
• 2025-02-03 Listed $45,000 FMLS
• 2025-02-03 Listed $45,000 GAMLS

Property tax history

+3.4%/yr

Latest (2024): $381 · +0.2% YoY. Source: county tax records.