107 1st St · Barnesville, GA 30204

$125,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 104 Days on market

Built 1913 6,098 sqft lot Est $131k · at est. ↓ 34% since listing

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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 +25.6/30.0
• ARV discount +9.7/15.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside this remodeled beauty with every upgrade you'll ever need!! This home blends classic charm with modern amenities, offering a perfect combination of comfort, style, and convenience. The 3 large sized rooms are perfect for any family needs, from office, to gym, to playroom. the possibilities are endless. The spacious backyard offers ample room for gardening, outdoor activities, or simply soaking up the sun. The home has been remodeled with new floors, new HVAC, new roof, and remodeled bathroom. This home has it all, you'll enjoy the charm of small-town living while being conveniently located near local shops, restaurants, and parks. Qualifies for 100% USDA Financing.

Key facts

• New floors
• Spacious backyard
• Remodeled bathroom

Tags

• SPACIOUS BACKYARD
• NEW FLOORS
• NEW HVAC
• NEW ROOF
• REMODELED BATHROOM

Property features AI

Finance

• HOA & community: Community amenities nearby: public transport, schools, shopping, park, playground, pool, street lights

Exterior

• Parking: Carport (1 space); Driveway parking; Open parking available
• Utilities: Private water source; Public sewer; Electricity available
• Home design: Single-story (one level); Resale property; Slab foundation; Aluminum siding; Composition roof
• Construction: Aluminum siding construction; Composition shingle roof; Slab foundation
• Exterior features: Front porch; Rear porch; Screened porch; Storage; Chain-link fencing; Paved road frontage on a county road

Interior

• Kitchen: White cabinetry; Pantry; Solid surface counters
• Bedrooms: Three main-level bedrooms; Master suite located on the main level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; Master bathroom with separate tub and shower
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: High 9-foot ceilings on the main level; Two fireplaces (family room and master bedroom); Wood-framed windows; No shared/common walls
• Laundry & utility: Other appliances included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.2% in Barnesville — 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 73/100 on livability (#59 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Lamar County (town): math 21% / reading 27% proficiency, ranked #132 of 174 in GA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lamar County Primary School (802 students, 75% FRL); Lamar County Middle School (math 20% / reading 33%, grade F, #282 of 470 statewide, top 61%, 657 students, 58% FRL); Lamar County High School (math 17% / reading 22%, grade F, #243 of 424 statewide, top 59%, 808 students, 48% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 99 active listings in the ZIP; 129 units permitted in Lamar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lamar County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $55k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 51% 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — 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 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?
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: 1.18% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $131,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
339 Atlanta St	0.45mi	2/1.0 (-1)	1,132 (-2%)	2mo	$37,000	$33	69
204 Northside Dr	0.12mi	3/2.0	1,248 (+8%)	14mo	$221,000	$177	65
209 Mathews St	0.47mi	3/1.0	1,091 (-5%)	6mo	$124,000	$114	64
122 Pritchett Cir	0.34mi	2/1.0 (-1)	1,176 (+2%)	17mo	$75,000	$64	61
245 Atlanta St	0.40mi	2/2.0 (-1)	1,095 (-5%)	4mo	$142,000	$130	60
242 Jackson St	0.32mi	3/2.0	1,050 (-9%)	8mo	$38,500	$37	59
250 Mill St	0.39mi	3/2.0	1,270 (+10%)	2mo	$224,900	$177	59
144 Atlanta St	0.39mi	4/1.5 (+1)	1,190 (+3%)	14mo	$120,000	$101	58
420 Zebulon St	0.68mi	2/1.0 (-1)	1,166 (+1%)	6mo	$82,900	$71	57
306 Holmes St	0.60mi	3/1.5	1,196 (+4%)	18mo	$112,800	$94	48
407 Taylor St	0.51mi	3/1.0	1,025 (-11%)	13mo	$193,000	$188	47
200 Lafayette St	0.62mi	3/1.5	1,251 (+9%)	21mo	$185,000	$148	37

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,338
• Equity at exit: $18,638

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $23,255
• Equity at exit: $10,808

Cash invested: $35,000 (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 30204

• Home prices YoY: -9.7%
• Active inventory: 99
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $297

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 75%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-06
   status Pending
2. 2026-04-28
   status Under Contract 685-char remark

   Show marketing remark (685 chars)

   Step inside this remodeled beauty with every upgrade you'll ever need!! This home blends classic charm with modern amenities, offering a perfect combination of comfort, style, and convenience. The 3 large sized rooms are perfect for any family needs, from office, to gym, to playroom. the possibilities are endless. The spacious backyard offers ample room for gardening, outdoor activities, or simply soaking up the sun. The home has been remodeled with new floors, new HVAC, new roof, and remodeled bathroom. This home has it all, you'll enjoy the charm of small-town living while being conveniently located near local shops, restaurants, and parks. Qualifies for 100% USDA Financing.

3. 2026-04-28
   historical Active Under Contract

   Show marketing remark (685 chars)

   Step inside this remodeled beauty with every upgrade you'll ever need!! This home blends classic charm with modern amenities, offering a perfect combination of comfort, style, and convenience. The 3 large sized rooms are perfect for any family needs, from office, to gym, to playroom. the possibilities are endless. The spacious backyard offers ample room for gardening, outdoor activities, or simply soaking up the sun. The home has been remodeled with new floors, new HVAC, new roof, and remodeled bathroom. This home has it all, you'll enjoy the charm of small-town living while being conveniently located near local shops, restaurants, and parks. Qualifies for 100% USDA Financing.

4. 2026-03-18
   price $125,000 685-char remark

   Show marketing remark (685 chars)

   Step inside this remodeled beauty with every upgrade you'll ever need!! This home blends classic charm with modern amenities, offering a perfect combination of comfort, style, and convenience. The 3 large sized rooms are perfect for any family needs, from office, to gym, to playroom. the possibilities are endless. The spacious backyard offers ample room for gardening, outdoor activities, or simply soaking up the sun. The home has been remodeled with new floors, new HVAC, new roof, and remodeled bathroom. This home has it all, you'll enjoy the charm of small-town living while being conveniently located near local shops, restaurants, and parks. Qualifies for 100% USDA Financing.

5. 2026-03-18
   price $125,000

   Show marketing remark (685 chars)

   Step inside this remodeled beauty with every upgrade you'll ever need!! This home blends classic charm with modern amenities, offering a perfect combination of comfort, style, and convenience. The 3 large sized rooms are perfect for any family needs, from office, to gym, to playroom. the possibilities are endless. The spacious backyard offers ample room for gardening, outdoor activities, or simply soaking up the sun. The home has been remodeled with new floors, new HVAC, new roof, and remodeled bathroom. This home has it all, you'll enjoy the charm of small-town living while being conveniently located near local shops, restaurants, and parks. Qualifies for 100% USDA Financing.

6. 2026-02-09
   price $135,000 685-char remark

   Show marketing remark (685 chars)

   Step inside this remodeled beauty with every upgrade you'll ever need!! This home blends classic charm with modern amenities, offering a perfect combination of comfort, style, and convenience. The 3 large sized rooms are perfect for any family needs, from office, to gym, to playroom. the possibilities are endless. The spacious backyard offers ample room for gardening, outdoor activities, or simply soaking up the sun. The home has been remodeled with new floors, new HVAC, new roof, and remodeled bathroom. This home has it all, you'll enjoy the charm of small-town living while being conveniently located near local shops, restaurants, and parks. Qualifies for 100% USDA Financing.

7. 2026-02-09
   price $135,000

   Show marketing remark (685 chars)

   Step inside this remodeled beauty with every upgrade you'll ever need!! This home blends classic charm with modern amenities, offering a perfect combination of comfort, style, and convenience. The 3 large sized rooms are perfect for any family needs, from office, to gym, to playroom. the possibilities are endless. The spacious backyard offers ample room for gardening, outdoor activities, or simply soaking up the sun. The home has been remodeled with new floors, new HVAC, new roof, and remodeled bathroom. This home has it all, you'll enjoy the charm of small-town living while being conveniently located near local shops, restaurants, and parks. Qualifies for 100% USDA Financing.

8. 2026-01-27
   price $140,000

   Show marketing remark (685 chars)

   Step inside this remodeled beauty with every upgrade you'll ever need!! This home blends classic charm with modern amenities, offering a perfect combination of comfort, style, and convenience. The 3 large sized rooms are perfect for any family needs, from office, to gym, to playroom. the possibilities are endless. The spacious backyard offers ample room for gardening, outdoor activities, or simply soaking up the sun. The home has been remodeled with new floors, new HVAC, new roof, and remodeled bathroom. This home has it all, you'll enjoy the charm of small-town living while being conveniently located near local shops, restaurants, and parks. Qualifies for 100% USDA Financing.

9. 2026-01-27
   price $140,000 685-char remark

   Show marketing remark (685 chars)

   Step inside this remodeled beauty with every upgrade you'll ever need!! This home blends classic charm with modern amenities, offering a perfect combination of comfort, style, and convenience. The 3 large sized rooms are perfect for any family needs, from office, to gym, to playroom. the possibilities are endless. The spacious backyard offers ample room for gardening, outdoor activities, or simply soaking up the sun. The home has been remodeled with new floors, new HVAC, new roof, and remodeled bathroom. This home has it all, you'll enjoy the charm of small-town living while being conveniently located near local shops, restaurants, and parks. Qualifies for 100% USDA Financing.

10. 2026-01-21
    listed $180,000 Active

    Show marketing remark (685 chars)

    Step inside this remodeled beauty with every upgrade you'll ever need!! This home blends classic charm with modern amenities, offering a perfect combination of comfort, style, and convenience. The 3 large sized rooms are perfect for any family needs, from office, to gym, to playroom. the possibilities are endless. The spacious backyard offers ample room for gardening, outdoor activities, or simply soaking up the sun. The home has been remodeled with new floors, new HVAC, new roof, and remodeled bathroom. This home has it all, you'll enjoy the charm of small-town living while being conveniently located near local shops, restaurants, and parks. Qualifies for 100% USDA Financing.

11. 2026-01-21
    listed $180,000 New 685-char remark

    Show marketing remark (685 chars)

    Step inside this remodeled beauty with every upgrade you'll ever need!! This home blends classic charm with modern amenities, offering a perfect combination of comfort, style, and convenience. The 3 large sized rooms are perfect for any family needs, from office, to gym, to playroom. the possibilities are endless. The spacious backyard offers ample room for gardening, outdoor activities, or simply soaking up the sun. The home has been remodeled with new floors, new HVAC, new roof, and remodeled bathroom. This home has it all, you'll enjoy the charm of small-town living while being conveniently located near local shops, restaurants, and parks. Qualifies for 100% USDA Financing.

12. 2025-12-30
    historical
13. 2025-10-30
    price $174,900
14. 2025-10-07
    listed $189,900 New

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $17,628
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$3,636
• Taxable income: $1,669
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $3,159/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: Lamar County
• NCES district ID: 1303210
• Math proficiency: 21% ▼ -10.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $39,643
• Composite: 20.22/100
• National rank: #8628
• State rank: #132 of 174 in GA

Livability — Barnesville

• Score: 73/100
• State rank: #59
• US rank: #5584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barnesville, GA
• City population: 13,425
• Population (ZIP): 13,425

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 18,679 people
• By 2030: 18,508 · -0.9%
• By 2040: 18,110 · -3.0%
• By 2050: 17,518 · -6.2%
• By 2075: 16,318 · -12.6%
• By 2100: 14,176 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 37% Two or more races 3%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+45.9) · D 26.8% · R 72.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -27.6pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+41.0 2016: R+38.5 2012: R+30.2 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.00%
• Current HPI: 279.3141
• 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

-34.2% since first listed

14 events — show timeline

• 2026-05-06 Pending — FMLS
• 2026-04-28 Pending — GAMLS
• 2026-04-28 Contingent — FMLS
• 2026-03-18 Price Changed $125,000 GAMLS
• 2026-03-18 Price Changed $125,000 FMLS
• 2026-02-09 Price Changed $135,000 GAMLS
• 2026-02-09 Price Changed $135,000 FMLS
• 2026-01-27 Price Changed $140,000 FMLS
• 2026-01-27 Price Changed $140,000 GAMLS
• 2026-01-21 Listed $180,000 GAMLS
• 2026-01-21 Listed $180,000 FMLS
• 2025-12-30 Listing Removed — GAMLS
• 2025-10-30 Price Changed $174,900 GAMLS
• 2025-10-07 Listed $189,900 GAMLS

Property tax history

-1.0%/yr

Latest (2025): $194 · +41.4% YoY. Source: county tax records.