154 James St · Reidsville, GA 30453

$62,900

3 bd · 1.0 ba · 882 sqft · SingleFamily public records · 275 Days on market

Built 1955 0.25 ac lot $71/sqft · at area comps Est $65k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.0/15.0
• 1% rule +8.9/10.0
• Appreciation +8.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Investor Special! Fixer Upper with Tons of Potential! With solid bones and a great location, it's ready for a full renovation to unlock its full potential. Ideal for resale, rental, or long-term hold.

Key facts

• Solid bones
• Full renovation
• 0.25 acre lot

Tags

• FULL RENOVATION
• SOLID BONES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($876 rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 3.9% in Reidsville — 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 66/100 on livability (#198 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools F, amenities F, commute F.
• Tattnall County (rural): math 29% / reading 28% proficiency, ranked #103 of 174 in GA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 42 active listings in the ZIP; 46 units permitted in Tattnall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($435 loan paydown + $4k appreciation (6.9% local appreciation)).
• Tattnall County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, 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 275 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.39% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.16%
• DSCR: 1.90
• GRM: 6.0

CMA / ARV

• ARV (median comp): $65,142
• List price: $62,900
• Delta: -3.44%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 James St	0.16mi	2/1.0 (-1)	924 (+5%)	6mo	$80,000	$87	74
280 W Brumby St	0.11mi	2/1.0 (-1)	1,000 (+13%)	15mo	$90,000	$90	55
140 Tattnall St	0.35mi	2/1.0 (-1)	800 (-9%)	11mo	$45,000	$56	54

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

Projected returns pro-forma

6.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.9%
• Equity multiple: 3.30×
• Total profit: $40,442
• Equity at exit: $43,213

10-year hold

• IRR: 30.9%
• Equity multiple: 6.87×
• Total profit: $103,469
• Equity at exit: $81,747

Cash invested: $17,612 (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 30453

• Home prices YoY: 3.1%
• Active inventory: 42
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $296

Break-even live

Break-even rent $501

Max offer price $62,900

Occupancy floor 61%

Sensitivity live

Price	-10% $331	-5% $314	+0% $296	+5% $278	+10% $260
Rent	-10% $227	-5% $261	+0% $296	+5% $330	+10% $365
Rate	-1.0pp $327	-0.5pp $312	base $296	+0.5pp $280	+1.0pp $263

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $62,900 Active 275 DOM
2. 2026-06-18
   days on market $62,900 Active 274 DOM
3. 2026-06-17
   days on market $62,900 Active 273 DOM
4. 2026-06-16
   days on market $62,900 Active 272 DOM
5. 2026-06-15
   days on market $62,900 Active 271 DOM
6. 2026-06-14
   days on market $62,900 Active 269 DOM
7. 2026-06-13
   days on market $62,900 Active 268 DOM
8. 2026-06-10
   days on market $62,900 Active 266 DOM
9. 2026-06-09
   days on market $62,900 Active 265 DOM
10. 2026-06-08
    days on market $62,900 Active 264 DOM
11. 2026-06-07
    days on market $62,900 Active 263 DOM
12. 2026-06-05
    days on market $62,900 Active 260 DOM
13. 2026-06-03
    days on market $62,900 Active 259 DOM
14. 2026-06-02
    days on market $62,900 Active 258 DOM
15. 2026-06-01
    days on market $62,900 Active 257 DOM
16. 2026-05-31
    days on market $62,900 Active 256 DOM
17. 2026-05-30
    days on market $62,900 Active 255 DOM
18. 2025-09-09
    listed $62,900 New 200-char remark

    Show marketing remark (200 chars)

    Investor Special! Fixer Upper with Tons of Potential! With solid bones and a great location, it's ready for a full renovation to unlock its full potential. Ideal for resale, rental, or long-term hold.

ⓘ 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: $480 · $40/mo
• Projected year-2 tax: $579 · $48/mo
• Expected delta: +$99/yr (+$8/mo · 20.6%)

ⓘ 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 ≥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: $10,509
• − Mortgage interest: −$3,523
• − Property taxes: −$480
• − Insurance: −$314
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$1,830
• Taxable income: $2,680
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $2,906/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: Tattnall County
• NCES district ID: 1304770
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 28% ▼ -1.00%
• Median HH income: $36,214
• Composite: 23.65/100
• National rank: #7843
• State rank: #103 of 174 in GA

Livability — Reidsville

• Score: 66/100
• State rank: #198
• US rank: #12277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reidsville, GA
• Population (ZIP): 9,070

Population outlook (Tattnall County) Hauer SSP2

• Today (2025): 24,831 people
• By 2030: 24,823 · +-0.0%
• By 2040: 25,225 · +1.6%
• By 2050: 25,678 · +3.4%
• By 2075: 24,210 · -2.5%
• By 2100: 21,404 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 46% Black 37% Hispanic / Latino 13% Two or more races 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 12%

Political lean MEDSL · Tattnall

• 2024 margin: Solid R (+53.4) · D 23.1% · R 76.5%
• 2008→2024 swing: -11.8pp toward R · 2008: -41.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+48.8 2016: R+49.6 2012: R+42.2 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.91%
• Current HPI: 227.369
• 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

1 event — show timeline

• 2025-09-09 Listed $62,900 GAMLS

Property tax history

+3.8%/yr

Latest (2025): $480 · +35.6% YoY. Source: county tax records.