57 Weatherly St · Buchanan, GA 30113

$139,999

2 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 7 Days on market

Built 1945 0.44 ac lot Est $261k · 46% 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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Appreciation +10.0/10.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable home in downtown Buchanan, perfect for a DIY enthusiast! This home needs some TLC but boasts great features: four-sided brick, single-level layout, two bedrooms plus a large room with a private entrance and sliding doors, two baths, fenced backyard, deck, front porch, and central HVAC. Walk to shops, restaurants, the library, and more! Don't miss this opportunity to own for less than rent. Schedule a showing today!

Key facts

• Fenced back yard
• Four sided brick
• Private entrance

Tags

• FOUR SIDED BRICK
• PRIVATE ENTRANCE
• SLIDING DOORS
• FENCED BACK YARD
• CENTRAL HEATING AND AIR
• WALK TO SHOPPING

Property features AI

Finance

• Other: Lot size approximately 0.44 acres
• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Sewer connected; Water available
• Home design: Single-family residence (house); One story; Resale property
• Construction: Built in 1945; Brick construction; Composition roof; Slab foundation
• Exterior features: Deck; Porch; City lot; Corner lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; No basement; Mud room; No common walls
• Laundry & utility: Laundry area in mud room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-1 ($-12/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (20.8% below list).
• Recommended offer: $111k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.0% in Buchanan — 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 64/100 on livability (#262 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Haralson County (rural): math 36% / reading 30% proficiency, ranked #76 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 225 units permitted in Haralson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Haralson County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $140k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,814 (20.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.79% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $260,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Weaver St	0.44mi	3/2.0 (+1)	1,389 (+1%)	4mo	$249,700	$180	70
147 Park Heights St	0.18mi	3/2.0 (+1)	1,210 (-12%)	0mo	$223,000	$184	66
143 Addie Jane Ln Unit TRACT 15	0.29mi	3/2.0 (+1)	1,350 (-2%)	17mo	$282,800	$209	64
143 Addie Jane Ln	0.29mi	3/2.0 (+1)	1,350 (-2%)	17mo	$282,800	$209	64
34 Mcclure Cir	0.24mi	3/2.0 (+1)	1,450 (+5%)	16mo	$277,400	$191	62
248 Carrollton St	0.17mi	3/1.0 (+1)	1,300 (-6%)	16mo	$232,500	$179	60
34 Jeffers St	0.50mi	3/1.5 (+1)	1,372 (-1%)	16mo	$151,000	$110	56
207 Van Wert St	0.26mi	3/2.0 (+1)	1,560 (+13%)	8mo	$230,000	$147	55
157 Addie Jane Ln	0.28mi	3/2.5 (+1)	1,530 (+11%)	11mo	$289,000	$189	52
157 Addie Jane Ln Unit TRACT 8	0.28mi	3/2.5 (+1)	1,530 (+11%)	11mo	$289,000	$189	52
141 Addie Jane Ln Unit TRACT 16	0.29mi	3/2.5 (+1)	1,530 (+11%)	14mo	$289,000	$189	50
149 Addie Jane Ln Lot 12	0.29mi	3/2.5 (+1)	1,530 (+11%)	18mo	$289,000	$189	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.94×
• Total profit: $76,143
• Equity at exit: $126,122

10-year hold

• IRR: 21.5%
• Equity multiple: 6.72×
• Total profit: $224,201
• Equity at exit: $271,987

Cash invested: $39,200 (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 30113

• Home prices YoY: 18.9%
• Active inventory: 56
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-1

Break-even live

Break-even rent $1,109

Max offer price $139,818

Occupancy floor 95%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-21
   listed $139,999 New
2. 2000-10-05
   soldstatus $40,000

ⓘ 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: $1,007 · $84/mo
• Projected year-2 tax: $1,288 · $107/mo
• Expected delta: +$281/yr (+$23/mo · 27.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,298
• − Mortgage interest: −$7,842
• − Property taxes: −$1,007
• − Insurance: −$700
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$4,073
• Taxable loss: −$2,452
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $576/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: Haralson County
• NCES district ID: 1302670
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $39,716
• Composite: 27.74/100
• National rank: #6900
• State rank: #76 of 174 in GA

Livability — Buchanan

• Score: 64/100
• State rank: #262
• US rank: #14273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buchanan, GA
• Population (ZIP): 5,939

Population outlook (Haralson County) Hauer SSP2

• Today (2025): 29,106 people
• By 2030: 29,023 · -0.3%
• By 2040: 28,434 · -2.3%
• By 2050: 27,144 · -6.7%
• By 2075: 22,666 · -22.1%
• By 2100: 16,475 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2% Hispanic / Latino 1%
• Common ancestry: Italian 2% Iranian 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Haralson

• 2024 margin: Solid R (+74.4) · D 12.6% · R 87.0%
• 2008→2024 swing: -16.6pp toward R · 2008: -57.8pp · 2024: -74.4pp
• All cycles: 2024: R+74.4 2020: R+74.0 2016: R+71.6 2012: R+64.2 2008: R+57.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 63.46%
• Current HPI: 398.2621
• 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

+250.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $139,999 GAMLS
• 2000-10-05 Sold (Public Records) $40,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,007 · +3.7% YoY. Source: county tax records.