123 Community House Rd · Blythe, GA 30805

$210,000

3 bd · 2.0 ba · 1,525 sqft · SingleFamily public records · 37 Days on market

Built 1990 0.54 ac lot $138/sqft · 18% below area Est $255k · 18% 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 +12.2/30.0
• Appreciation +7.7/10.0
• DSCR +3.6/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Nestled in the tranquil community of Blythe, this fully remodeled ranch-style home is set on a spacious 0.54-acre lot. Spanning approximately 1,525 square feet, this functional and updated home features 3 bedrooms and 2 bathrooms, with everything inside being brand new. Updates include new kitchen appliances, new cabinets, new flooring throughout, and a new architectural shingle roof. The home has not been lived in since the remodel, giving it a true fresh, move-in-ready feel. The large yard offers plenty of space for outdoor living, entertaining, gardening, or future improvements, while the freshly maintained exterior and inviting curb appeal make this property stand out. Enjoy peaceful country living without sacrificing convenience, located just minutes from Fort Gordon, Plant Vogtle, and Augusta. With no HOA and room to spread out, this property is perfect for first-time buyers, investors, or anyone looking for affordable living in a quiet setting. Don't miss this move-in-ready home in a peaceful setting!

Key facts

• Inviting curb appeal
• Large yard
• Spacious lot

Tags

• SPACIOUS LOT
• LARGE YARD
• FRESHLY MAINTAINED EXTERIOR
• INVITING CURB APPEAL
• NO HOA
• AMPLE SPACE

Property features AI

Finance

• Other: Road frontage on city street and state road; Paved road access; Lot dimensions: 158 x 228 x 70 x 189 (0.54 acres)
• HOA & community: Located in Weslyn subdivision

Exterior

• Parking: Off-street unpaved parking
• Utilities: Well water; Septic tank; Cable available
• Home design: Single family residence; One story; Entry level is 1; R-1 zoning
• Construction: Block, stucco and frame construction; Shingle composition roof; Crawl space (no basement)
• Exterior features: Deck; Porch with front porch; Level, cleared and landscaped lot; Has a view; No pool

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range
• Bedrooms: Master downstairs
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Accessible full bathroom
• Heating & cooling: Electric heating; Heat pump; Central air conditioning; Ceiling fans
• Interior features: Master bedroom on the main level; Vaulted ceilings; Ceiling fans; Pantry; Eat-in kitchen; Other interior features; Garden windows; Window coverings; Unfurnished
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-43 ($-520/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (24.6% below list).
• Recommended offer: $158k (24.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#347 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Richmond County (urban): math 12% / reading 20% proficiency, ranked #154 of 174 in GA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Blythe Elementary School (math 27% / reading 37%, grade F, #582 of 1,228 statewide, top 50%, 292 students, 98% FRL); Hephzibah Middle School (math 12% / reading 21%, grade F, #388 of 470 statewide, top 83%, 517 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 38 active listings in the ZIP; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $11k appreciation (5.3% local appreciation)).
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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 $54k; list at $210k implies a 293% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,252 (24.6% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.75% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 11.1

CMA / ARV

• ARV (median comp): $255,154
• List price: $210,000
• Delta: -17.70%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3459 Ga Highway 88	0.71mi	3/1.0	1,500 (-2%)	2mo	$230,000	$153	58
3580 Highway 88	0.29mi	3/2.0	1,700 (+12%)	19mo	$315,000	$185	52
3580 Highway 88	0.29mi	3/2.0	1,700 (+12%)	19mo	$315,000	$185	52

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

Projected returns pro-forma

5.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.84×
• Total profit: $49,675
• Equity at exit: $123,373

10-year hold

• IRR: 13.8%
• Equity multiple: 3.56×
• Total profit: $150,613
• Equity at exit: $216,629

Cash invested: $58,800 (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 30805

• Home prices YoY: 2.6%
• Active inventory: 38
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,583 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-43

Break-even live

Break-even rent $1,637

Max offer price $202,344

Occupancy floor 98%

Sensitivity live

Price	-10% $76	-5% $16	+0% $-43	+5% $-103	+10% $-162
Rent	-10% $-168	-5% $-106	+0% $-43	+5% $19	+10% $82
Rate	-1.0pp $62	-0.5pp $10	base $-43	+0.5pp $-98	+1.0pp $-153

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $210,000 Active 37 DOM
2. 2026-06-17
   days on market $210,000 Active 36 DOM
3. 2026-06-16
   days on market $210,000 Active 35 DOM
4. 2026-06-15
   days on market $210,000 Active 34 DOM
5. 2026-06-14
   days on market $210,000 Active 32 DOM
6. 2026-06-10
   days on market $210,000 Active 29 DOM
7. 2026-06-09
   days on market $210,000 Active 28 DOM
8. 2026-06-08
   days on market $210,000 Active 27 DOM
9. 2026-06-07
   days on market $210,000 Active 26 DOM
10. 2026-06-03
    days on market $210,000 Active 22 DOM
11. 2026-06-02
    days on market $210,000 Active 21 DOM
12. 2026-06-01
    days on market $210,000 Active 20 DOM
13. 2026-05-31
    days on market $210,000 Active 19 DOM
14. 2026-05-30
    days on market $210,000 Active 18 DOM
15. 2026-05-13
    listed $210,000 Active 1023-char remark

    Show marketing remark (1023 chars)

    Nestled in the tranquil community of Blythe, this fully remodeled ranch-style home is set on a spacious 0.54-acre lot. Spanning approximately 1,525 square feet, this functional and updated home features 3 bedrooms and 2 bathrooms, with everything inside being brand new. Updates include new kitchen appliances, new cabinets, new flooring throughout, and a new architectural shingle roof. The home has not been lived in since the remodel, giving it a true fresh, move-in-ready feel. The large yard offers plenty of space for outdoor living, entertaining, gardening, or future improvements, while the freshly maintained exterior and inviting curb appeal make this property stand out. Enjoy peaceful country living without sacrificing convenience, located just minutes from Fort Gordon, Plant Vogtle, and Augusta. With no HOA and room to spread out, this property is perfect for first-time buyers, investors, or anyone looking for affordable living in a quiet setting. Don't miss this move-in-ready home in a peaceful setting!

16. 2026-05-11
    listed $210,000 Active 1023-char remark
17. 2026-02-13
    price $62,900

    Show marketing remark (179 chars)

    Cute Starter Home on large lot. Only 7 minutes from Ft Gordon. New laminate wood flooring New Paint. Located in very quiet area. Out building remains. Do you want a Home Warranty?

18. 2026-02-13
    price $41,300

    Show marketing remark (179 chars)

    Cute Starter Home on large lot. Only 7 minutes from Ft Gordon. New laminate wood flooring New Paint. Located in very quiet area. Out building remains. Do you want a Home Warranty?

19. 2025-05-15
    soldstatus $53,500

    Show marketing remark (179 chars)

    Cute Starter Home on large lot. Only 7 minutes from Ft Gordon. New laminate wood flooring New Paint. Located in very quiet area. Out building remains. Do you want a Home Warranty?

20. 2024-08-20
    listed $1,650,000

    Show marketing remark (179 chars)

    Cute Starter Home on large lot. Only 7 minutes from Ft Gordon. New laminate wood flooring New Paint. Located in very quiet area. Out building remains. Do you want a Home Warranty?

21. 2024-02-01
    soldstatus $30,000
22. 2023-11-20
    listed $299,000
23. 2022-06-16
    soldstatus $71,000
24. 2022-06-15
    soldstatus $71,000
25. 2022-06-15
    soldstatus $71,000
26. 2022-05-25
    listed $62,900
27. 2022-05-25
    listed $62,900
28. 2010-02-24
    soldstatus $53,500
29. 2010-02-18
    soldstatus $53,500 Closed

    Show marketing remark (179 chars)

    Cute Starter Home on large lot. Only 7 minutes from Ft Gordon. New laminate wood flooring New Paint. Located in very quiet area. Out building remains. Do you want a Home Warranty?

30. 2010-02-18
    soldstatus $53,500

    Show marketing remark (179 chars)

    Cute Starter Home on large lot. Only 7 minutes from Ft Gordon. New laminate wood flooring New Paint. Located in very quiet area. Out building remains. Do you want a Home Warranty?

31. 2009-09-14
    listed $62,900
32. 2008-11-06
    soldstatus $30,000 Closed
33. 2008-11-06
    soldstatus $30,000
34. 2008-05-07
    listed $41,300

ⓘ 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: $1,257 · $105/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$675/yr (+$56/mo · 53.7%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,990
• − Mortgage interest: −$11,763
• − Property taxes: −$1,257
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$6,109
• Taxable loss: −$4,228
• Est. tax savings @ 24.0%: +$1,015
• After-tax cash flow: $495/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: Richmond County
• NCES district ID: 1304380
• Math proficiency: 12% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $38,069
• Composite: 13.43/100
• National rank: #9524
• State rank: #154 of 174 in GA

Livability — Blythe

• Score: 61/100
• State rank: #347
• US rank: #17945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blythe, GA
• Population (ZIP): 2,722

Population outlook (Richmond County) Hauer SSP2

• Today (2025): 200,753 people
• By 2030: 200,232 · -0.3%
• By 2040: 196,813 · -2.0%
• By 2050: 190,347 · -5.2%
• By 2075: 172,496 · -14.1%
• By 2100: 146,284 · -27.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 21% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Richmond

• 2024 margin: Solid D (+36.1) · D 67.8% · R 31.7%
• 2008→2024 swing: +4.3pp toward D · 2008: 31.8pp · 2024: 36.1pp
• All cycles: 2024: D+36.1 2020: D+37.2 2016: D+32.4 2012: D+33.8 2008: D+31.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.34%
• Current HPI: 208.8362
• 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

+408.5% since first listed

20 events — show timeline

• 2026-05-13 Listed $210,000 AMLS
• 2026-05-11 Listed $210,000 Hive MLS
• 2026-02-13 Price Changed $62,900 Hive MLS
• 2026-02-13 Price Changed $41,300 Hive MLS
• 2025-05-15 Sold (MLS) $53,500 Hive MLS
• 2024-08-20 Listed $1,650,000 Hive MLS
• 2024-02-01 Sold (MLS) $30,000 Hive MLS
• 2023-11-20 Listed $299,000 Hive MLS
• 2022-06-16 Sold (Public Records) $71,000 Public Records
• 2022-06-15 Sold (MLS) $71,000 Hive MLS
• 2022-06-15 Sold (MLS) $71,000 Hive MLS
• 2022-05-25 Listed $62,900 Hive MLS
• 2022-05-25 Listed $62,900 Hive MLS
• 2010-02-24 Sold (Public Records) $53,500 Public Records
• 2010-02-18 Sold (MLS) $53,500 Hive MLS
• 2010-02-18 Sold (MLS) $53,500 Hive MLS
• 2009-09-14 Listed $62,900 Hive MLS
• 2008-11-06 Sold (MLS) $30,000 Hive MLS
• 2008-11-06 Sold (MLS) $30,000 Hive MLS
• 2008-05-07 Listed $41,300 Hive MLS

Property tax history

+2.1%/yr

Latest (2025): $1,257 · -23.4% YoY. Source: county tax records.