902 Langdale Dr · Nashville, GA 31639

$79,900

2 bd · 2.0 ba · 1,290 sqft · SingleFamily public records · 122 Days on market

Built 1995 0.45 ac lot $62/sqft · 46% below area Est $147k · 46% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A log cabin with 2 bedrooms, 2 baths, smokehouse on large city lot.

Key facts

• 0.45 acre lot
• Built 1995
• Listed 121 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.6% in Nashville — 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 70/100 on livability (#90 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime D-, amenities F.
• Berrien County (rural): math 48% / reading 44% proficiency, ranked #24 of 174 in GA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 77 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 96 units permitted in Berrien County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Berrien County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $39k; list at $80k implies a 105% gain — meaningful room to come down on a strong offer.

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

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% 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. Crime grade is D 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?
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: 1.38% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.98%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (median comp): $147,401
• List price: $79,900
• Delta: -45.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Beetree Ave	0.35mi	3/2.0 (+1)	1,286 (-0%)	8mo	$83,950	$65	71
402 Giddens Dr	0.43mi	2/2.5	1,250 (-3%)	6mo	$110,000	$88	68
514 Giddens Dr	0.27mi	3/1.0 (+1)	1,350 (+5%)	6mo	$85,000	$63	66
511 Sharon Ave	0.29mi	2/2.0	1,248 (-3%)	22mo	$169,900	$136	63
301 Sherrod Ave	0.46mi	3/2.0 (+1)	1,402 (+9%)	1mo	$149,900	$107	58
508 Sharon Ave	0.34mi	3/1.0 (+1)	1,200 (-7%)	13mo	$147,500	$123	53
502 Perkins Dr	0.38mi	3/1.0 (+1)	1,242 (-4%)	19mo	$138,000	$111	51
501 Giddens Dr	0.38mi	3/1.0 (+1)	1,148 (-11%)	10mo	$115,000	$100	47
1206 Carolina Trce	0.54mi	3/2.0 (+1)	1,407 (+9%)	14mo	$200,000	$142	43
1603 Ross St	0.68mi	3/1.0 (+1)	1,358 (+5%)	13mo	$65,000	$48	39

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $9,583
• Equity at exit: $11,913

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $37,339
• Equity at exit: $6,908

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 31639

• Home prices YoY: -8.3%
• Active inventory: 77
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$63 /mo · $754/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $354

Break-even live

Break-even rent $652

Max offer price $79,900

Occupancy floor 63%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 S Berrien St Nashville, GA	3.0	2.0	1564	$1,100	$0.70	44d	1	1.12mi

Listing history 21 events

1. 2026-06-19
   days on market $79,900 Active 122 DOM
2. 2026-06-18
   days on market $79,900 Active 121 DOM
3. 2026-06-17
   days on market $79,900 Active 120 DOM
4. 2026-06-16
   days on market $79,900 Active 119 DOM
5. 2026-06-15
   days on market $79,900 Active 118 DOM
6. 2026-06-14
   days on market $79,900 Active 116 DOM
7. 2026-06-12
   days on market $79,900 Active 115 DOM
8. 2026-06-09
   days on market $79,900 Active 112 DOM
9. 2026-06-08
   days on market $79,900 Active 111 DOM
10. 2026-06-07
    days on market $79,900 Active 110 DOM
11. 2026-06-07
    days on market $79,900 Active 109 DOM
12. 2026-06-03
    days on market $79,900 Active 106 DOM
13. 2026-06-02
    days on market $79,900 Active 105 DOM
14. 2026-06-01
    days on market $79,900 Active 104 DOM
15. 2026-05-31
    days on market $79,900 Active 103 DOM
16. 2026-05-30
    days on market $79,900 Active 102 DOM
17. 2026-02-17
    listed $79,900 Active 67-char remark

    Show marketing remark (67 chars)

    A log cabin with 2 bedrooms, 2 baths, smokehouse on large city lot.

18. 2025-05-27
    listed $89,900 Active
19. 2024-10-10
    price $89,900
20. 2024-06-04
    listed $99,900 Active
21. 2012-02-28
    soldstatus $38,900

ⓘ 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: $754 · $63/mo
• Projected year-2 tax: $754 · $63/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$4,476
• − Property taxes: −$754
• − Insurance: −$400
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,324
• Taxable income: $3,134
• Est. tax owed @ 24.0%: −$752
• After-tax cash flow: $3,494/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: Berrien County
• NCES district ID: 1300390
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $33,858
• Composite: 37.95/100
• National rank: #4302
• State rank: #24 of 174 in GA

Livability — Nashville

• Score: 70/100
• State rank: #90
• US rank: #7347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashville, GA
• Population (ZIP): 10,635

Population outlook (Berrien County) Hauer SSP2

• Today (2025): 17,982 people
• By 2030: 17,282 · -3.9%
• By 2040: 15,676 · -12.8%
• By 2050: 13,876 · -22.8%
• By 2075: 9,689 · -46.1%
• By 2100: 6,430 · -64.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 12% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 1% · Philippines, Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Berrien

• 2024 margin: Solid R (+69.8) · D 15.0% · R 84.8%
• 2008→2024 swing: -16.6pp toward R · 2008: -53.2pp · 2024: -69.8pp
• All cycles: 2024: R+69.8 2020: R+66.5 2016: R+66.5 2012: R+57.7 2008: R+53.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.01%
• Current HPI: 210.1024
• 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

+105.4% since first listed

5 events — show timeline

• 2026-02-17 Listed $79,900 TBOR
• 2025-05-27 Listed $89,900 TBOR
• 2024-10-10 Price Changed $89,900 TBOR
• 2024-06-04 Listed $99,900 TBOR
• 2012-02-28 Sold (Public Records) $38,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $754 · -0.0% YoY. Source: county tax records.