359 Jud Tench Rd · Demorest, GA 30535

$235,900

3 bd · 2.0 ba · 1,956 sqft · SingleFamily public records · 23 Days on market

Built 1969 1.76 ac lot Est $311k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 2 bath fixer upper. House needs work but has great potential. Screened in back porch. Roof replaced 2 years ago. 20x30 shop with power and water connection sits on the back end of the 1.76 acres. Access to shop is on Eller Road. 2 septic tanks on the property. Being sold as is. Bring all offers! Interior pictures coming soon.

Key facts

• Fenced yard
• Outbuildings
• Usable space

Tags

• CORNER LOT
• OUTBUILDINGS
• LARGE WORKSHOP
• FENCED YARD
• LEVEL LAYING PROPERTY
• USABLE SPACE

Property features AI

Finance

• Other: Listing sold As-Is; Accepts Cash and Conventional financing
• HOA & community: No HOA

Exterior

• Parking: Total parking for 5 vehicles; Detached garage; Parking shed; Storage; Kitchen-level parking access
• Utilities: Public water; Septic tank sewer; 220-volt electric service; Electricity available, high-speed internet available, phone available, water available
• Home design: Single-family house; Residential property; Has view
• Construction: Built in 1969; Wood siding and other construction materials; Composition roof; Block foundation
• Exterior features: Deck; Patio; Porch; Corner, level lot; Grassed and partially wooded yard; Barn(s), outbuilding, workshop, additional garage(s); Fenced front and back yard with chain link

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heating present (other type); Window unit(s) for cooling
• Interior features: One-level home; Public-recorded living area of 1956; Country-style kitchen; Separate dining room; Family room and keeping room; Crawl space basement; Fixer condition
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $69 ($830/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 $195k (17.3% below list).
• Recommended offer: $195k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.6% in Demorest — 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 67/100 on livability (#162 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, amenities F, commute F.
• Habersham County (rural): math 38% / reading 39% proficiency, ranked #53 of 174 in GA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairview Elementary School (math 52% / reading 44%, grade D, #289 of 1,228 statewide, top 24%, 467 students, 50% FRL); Habersham Central High School (math 8% / reading 38%, grade F, #209 of 424 statewide, top 49%, 1,525 students, 47% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 110 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 215 units permitted in Habersham County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Habersham County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $236k implies a 249% gain — meaningful room to come down on a strong offer.

Recommended offer $195,000 (17.3% below list)

Questions for the listing agent

1. Built in 1969 — 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 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?
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: 0.83% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $311,004
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
243 Mulkey Rd	0.38mi	4/2.0 (+1)	1,920 (-2%)	11mo	$300,000	$156	65
261 Mulkey Rd	0.34mi	3/2.0	1,752 (-10%)	12mo	$279,000	$159	56

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-33,890
• Equity at exit: $35,173

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-24,117
• Equity at exit: $20,396

Cash invested: $66,052 (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 30535

• Home prices YoY: -10.7%
• Active inventory: 110
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,237
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $69

Break-even live

Break-even rent $1,862

Max offer price $235,900

Occupancy floor 91%

Sensitivity live

Price	-10% $203	-5% $136	+0% $69	+5% $2	+10% $-64
Rent	-10% $-85	-5% $-8	+0% $69	+5% $146	+10% $223
Rate	-1.0pp $188	-0.5pp $129	base $69	+0.5pp $8	+1.0pp $-54

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: $58,975
• Closing costs: $7,077
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
242 Double Springs Rd Demorest, GA	4.0	2.0	1800	$1,950	$1.08	45d	1	0.36mi

Listing history 20 events

1. 2026-06-21
   days on market $235,900 Active 23 DOM
2. 2026-06-19
   days on market $235,900 Active 21 DOM
3. 2026-06-18
   days on market $235,900 Active 20 DOM
4. 2026-06-17
   days on market $235,900 Active 19 DOM
5. 2026-06-16
   days on market $235,900 Active 18 DOM
6. 2026-06-15
   days on market $235,900 Active 17 DOM
7. 2026-06-14
   days on market $235,900 Active 15 DOM
8. 2026-06-12
   statusdays on market $235,900 Active 14 DOM
9. 2026-06-09
   days on market $235,900 New 11 DOM
10. 2026-06-08
    days on market $235,900 New 10 DOM
11. 2026-06-07
    days on market $235,900 New 9 DOM
12. 2026-06-07
    remarks 233-char remark
13. 2026-06-07
    days on market $235,900 New 8 DOM
14. 2026-06-02
    days on market $235,900 New 4 DOM
15. 2026-06-01
    days on market $235,900 New 3 DOM
16. 2026-05-31
    days on market $235,900 New 2 DOM
17. 2026-05-28
    listed $235,900 New
18. 2018-08-06
    soldstatus $67,500
19. 2018-08-03
    soldstatus $67,500 337-char remark

    Show marketing remark (337 chars)

    3 bedroom 2 bath fixer upper. House needs work but has great potential. Screened in back porch. Roof replaced 2 years ago. 20x30 shop with power and water connection sits on the back end of the 1.76 acres. Access to shop is on Eller Road. 2 septic tanks on the property. Being sold as is. Bring all offers! Interior pictures coming soon.

20. 1978-10-01
    soldstatus $19,500

ⓘ 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: $1,632 · $136/mo
• Projected year-2 tax: $2,170 · $181/mo
• Expected delta: +$539/yr (+$45/mo · 33.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$13,214
• − Property taxes: −$1,632
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$6,863
• Taxable loss: −$3,232
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $1,605/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: Habersham County
• NCES district ID: 1302580
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $41,838
• Composite: 32.48/100
• National rank: #5709
• State rank: #53 of 174 in GA

Livability — Demorest

• Score: 67/100
• State rank: #162
• US rank: #10338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,755

Population outlook (Habersham County) Hauer SSP2

• Today (2025): 45,697 people
• By 2030: 46,571 · +1.9%
• By 2040: 48,157 · +5.4%
• By 2050: 49,492 · +8.3%
• By 2075: 52,546 · +15.0%
• By 2100: 52,752 · +15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Habersham

• 2024 margin: Solid R (+64.9) · D 17.3% · R 82.2%
• 2008→2024 swing: -5.0pp toward R · 2008: -59.9pp · 2024: -64.9pp
• All cycles: 2024: R+64.9 2020: R+64.0 2016: R+66.3 2012: R+67.5 2008: R+59.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.84%
• Current HPI: 248.1602
• 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

+1109.7% since first listed

4 events — show timeline

• 2026-05-28 Listed $235,900 GAMLS
• 2018-08-06 Sold (Public Records) $67,500 Public Records
• 2018-08-03 Sold (MLS) $67,500 GAMLS
• 1978-10-01 Sold (Public Records) $19,500 Public Records

Property tax history

+18.9%/yr

Latest (2025): $1,632 · +44.8% YoY. Source: county tax records.