541 Carswell St · Homerville, GA 31634

$110,000

2 bd · 1.0 ba · 2,057 sqft · SingleFamily public records · 109 Days on market

Built 1950 0.83 ac lot $53/sqft · 15% below area Est $130k · 15% under

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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 +19.4/30.0
• ARV discount +14.5/15.0
• Appreciation +7.4/10.0
• DSCR +6.1/10.0
• 1% rule +4.8/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity with this 3-bedroom, 1 full bath, 1 half bath home situated on a spacious corner lot. Perfect for investors or buyers looking to rehab and add value, this property offers solid potential and a functional layout ready for your personal touch. Major improvements have already been completed, including a new roof in 2024 and a new hot water heater installed in 2024, giving peace of mind on two big-ticket items. Seller is also providing new flooring materials—just needs installation to complete the update. The large yard offers plenty of space for outdoor living or future enhancements, and the outdoor shed provides convenient additional storage. Excellent value-add opportunity—ideal for a flip, rental investment, or renovation project. Sold as-is

Key facts

• New hot water heater
• Large yard
• Outdoor shed

Tags

• CORNER LOT
• NEW ROOF
• NEW HOT WATER HEATER
• NEW FLOORING MATERIALS
• LARGE YARD
• OUTDOOR SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/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 $108k (2.1% below list).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#303 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Clinch County (rural): math 34% / reading 30% proficiency, ranked #90 of 174 in GA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clinch County Elementary School (math 47% / reading 27%, grade F, #485 of 1,228 statewide, top 41%, 535 students, 74% FRL); Clinch County Middle School (math 32% / reading 35%, grade F, #206 of 470 statewide, top 45%, 290 students, 74% FRL); Clinch County High School (math 22% / reading 22%, grade F, #213 of 424 statewide, top 51%, 426 students, 74% FRL).
• Market conditions: 32 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($761 loan paydown + $5k appreciation (4.8% local appreciation)).
• At projected returns (4.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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 1950 — 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: 0.98% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

• ARV (median comp): $130,140
• List price: $110,000
• Delta: -15.48%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
244 Courtland Ave	0.50mi	3/1.5 (+1)	1,772 (-14%)	3mo	$90,000	$51	44

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

Projected returns pro-forma

4.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.04×
• Total profit: $31,887
• Equity at exit: $60,944

10-year hold

• IRR: 16.9%
• Equity multiple: 3.93×
• Total profit: $90,258
• Equity at exit: $104,048

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 31634

• Home prices YoY: 2.9%
• Active inventory: 32
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $123

Break-even live

Break-even rent $921

Max offer price $110,000

Occupancy floor 84%

Sensitivity live

Price	-10% $185	-5% $154	+0% $123	+5% $92	+10% $61
Rent	-10% $38	-5% $81	+0% $123	+5% $166	+10% $208
Rate	-1.0pp $179	-0.5pp $151	base $123	+0.5pp $95	+1.0pp $66

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 22 events

1. 2026-06-21
   days on market $110,000 Active 109 DOM
2. 2026-06-21
   days on market $110,000 Active 108 DOM
3. 2026-06-18
   days on market $110,000 Active 106 DOM
4. 2026-06-17
   days on market $110,000 Active 105 DOM
5. 2026-06-16
   days on market $110,000 Active 104 DOM
6. 2026-06-15
   days on market $110,000 Active 103 DOM
7. 2026-06-13
   days on market $110,000 Active 101 DOM
8. 2026-06-12
   days on market $110,000 Active 100 DOM
9. 2026-06-09
   days on market $110,000 Active 97 DOM
10. 2026-06-08
    days on market $110,000 Active 96 DOM
11. 2026-06-07
    days on market $110,000 Active 95 DOM
12. 2026-06-07
    days on market $110,000 Active 94 DOM
13. 2026-06-04
    days on market $110,000 Active 91 DOM
14. 2026-06-02
    days on market $110,000 Active 90 DOM
15. 2026-06-01
    days on market $110,000 Active 89 DOM
16. 2026-05-31
    days on market $110,000 Active 88 DOM
17. 2026-05-31
    days on market $110,000 Active 87 DOM
18. 2026-04-23
    price $110,000 781-char remark

    Show marketing remark (781 chars)

    Great opportunity with this 3-bedroom, 1 full bath, 1 half bath home situated on a spacious corner lot. Perfect for investors or buyers looking to rehab and add value, this property offers solid potential and a functional layout ready for your personal touch. Major improvements have already been completed, including a new roof in 2024 and a new hot water heater installed in 2024, giving peace of mind on two big-ticket items. Seller is also providing new flooring materials—just needs installation to complete the update. The large yard offers plenty of space for outdoor living or future enhancements, and the outdoor shed provides convenient additional storage. Excellent value-add opportunity—ideal for a flip, rental investment, or renovation project. Sold as-is

19. 2026-03-04
    listed $117,500 Active 781-char remark

    Show marketing remark (781 chars)

    Great opportunity with this 3-bedroom, 1 full bath, 1 half bath home situated on a spacious corner lot. Perfect for investors or buyers looking to rehab and add value, this property offers solid potential and a functional layout ready for your personal touch. Major improvements have already been completed, including a new roof in 2024 and a new hot water heater installed in 2024, giving peace of mind on two big-ticket items. Seller is also providing new flooring materials—just needs installation to complete the update. The large yard offers plenty of space for outdoor living or future enhancements, and the outdoor shed provides convenient additional storage. Excellent value-add opportunity—ideal for a flip, rental investment, or renovation project. Sold as-is

20. 2019-04-24
    soldstatus $105,000
21. 2019-04-18
    soldstatus $105,000
22. 2019-01-30
    listed $109,900

ⓘ 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: $1,258 · $105/mo
• Projected year-2 tax: $1,258 · $105/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 8/10 Severe 17 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,922
• − Mortgage interest: −$6,162
• − Property taxes: −$1,258
• − Insurance: −$550
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$3,200
• Taxable loss: −$315
• Est. tax savings @ 24.0%: +$76
• After-tax cash flow: $1,554/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: Clinch County
• NCES district ID: 1301260
• Math proficiency: 34% ▲ 8.00%
• Reading proficiency: 30% ▼ -2.00%
• Median HH income: $31,048
• Composite: 26.08/100
• National rank: #7295
• State rank: #90 of 174 in GA

Livability — Homerville

• Score: 62/100
• State rank: #303
• US rank: #16493

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homerville, GA
• Population (ZIP): 5,178

Population outlook (Clinch County) Hauer SSP2

• Today (2025): 7,052 people
• By 2030: 7,091 · +0.6%
• By 2040: 7,116 · +0.9%
• By 2050: 7,170 · +1.7%
• By 2075: 7,495 · +6.3%
• By 2100: 7,828 · +11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 27% Two or more races 4%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Clinch

• 2024 margin: Solid R (+51.5) · D 24.1% · R 75.7%
• 2008→2024 swing: -26.0pp toward R · 2008: -25.6pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+47.6 2016: R+42.5 2012: R+30.2 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.79%
• Current HPI: 168.9842
• 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

+0.1% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $110,000 SGMLS
• 2026-03-04 Listed $117,500 SGMLS
• 2019-04-24 Sold (Public Records) $105,000 Public Records
• 2019-04-18 Sold (MLS) $105,000 SGMLS
• 2019-01-30 Listed $109,900 SGMLS

Property tax history

+2.5%/yr

Latest (2025): $1,258 · +17.8% YoY. Source: county tax records.