12416 W Broad St · Sparta, GA 31087

$74,998

3 bd · 1.0 ba · 2,018 sqft · SingleFamily public records · 39 Days on market

Built 1935 0.34 ac lot $37/sqft · 58% below area ↓ 24% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.0/10.0
• Schools +0.5/10.0

Listing remarks

This currently rented home is calling all investors and lovers of historic homes with a knack for renovation. This 2,018 Sq. Ft. home built in 1935 offers much to someone with a discerning eye. 2'' heart pine flooring and roofing still remain in much of the home and there is also bead board ceiling in the front part of the home. The sheetrock walls could use a fresh coat of paint but are in great condition overall and feature picture frame moulding around the top and the wooden interior doors appear to be original to the home. Large rooms with high ceilings with a central breezeway that features opposing front and rear doors opening onto large covered porches fore and aft to keep you cool i

Key facts

• Central breezeway
• Bead board ceiling
• Heart pine flooring

Tags

• HEART PINE FLOORING
• BEAD BOARD CEILING
• PICTURE FRAME MOULDING
• WOODEN INTERIOR DOORS
• CENTRAL BREEZEWAY
• LARGE COVERED PORCHES

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Public sewer; Cable available; Natural gas connected; Water connected; Sewer connected; Power connected
• Home design: Single-family residential home; One story; Entry level: 1
• Construction: Wood siding and frame construction; Pillar/post/pier foundation
• Exterior features: Front porch; Rear porch; No fencing; Composition roof

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: 6 total rooms
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall/window air conditioning unit(s); Fireplace heating; Space heater; Natural gas heating
• Interior features: Eat-in kitchen; Has a view
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#383 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute F, employment F.
• Hancock County (rural): math 3% / reading 12% proficiency, ranked #173 of 174 in GA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lewis Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 315 students, 100% FRL); Hancock Central Middle School (math 8% / reading 17%, grade F, #412 of 470 statewide, top 88%, 155 students, 100% FRL); Hancock Central High School (math 5% / reading 15%, grade F, #353 of 424 statewide, top 86%, 233 students, 100% FRL) — zoned schools average 100% FRL vs 80% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 116 active listings in the ZIP; 28 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hancock County population projected at -34% 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,748 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 1.84% ✓
• Cap rate: 15.79%
• Cash-on-cash: 33.90%
• DSCR: 2.51
• GRM: 4.5

CMA / ARV

• ARV (median comp): $176,714
• List price: $74,998
• Delta: -57.56%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
485 Adams St	0.11mi	3/1.0	1,940 (-4%)	10mo	$40,000	$21	80
9064 E Broad St	0.64mi	4/2.0 (+1)	2,052 (+2%)	16mo	$110,000	$54	45

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: 29.2%
• Equity multiple: 2.22×
• Total profit: $25,642
• Equity at exit: $11,182

10-year hold

• IRR: 36.6%
• Equity multiple: 4.38×
• Total profit: $71,022
• Equity at exit: $6,484

Cash invested: $20,999 (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 31087

• Home prices YoY: -3.8%
• Active inventory: 116
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $593

Break-even live

Break-even rent $632

Max offer price $74,998

Occupancy floor 52%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $74,998 Active 39 DOM
2. 2026-06-18
   days on market $74,998 Active 38 DOM
3. 2026-06-17
   days on market $74,998 Active 37 DOM
4. 2026-06-16
   days on market $74,998 Active 36 DOM
5. 2026-06-15
   days on market $74,998 Active 35 DOM
6. 2026-06-14
   days on market $74,998 Active 33 DOM
7. 2026-06-12
   days on market $74,998 Active 32 DOM
8. 2026-06-09
   days on market $74,998 Active 29 DOM
9. 2026-06-08
   days on market $74,998 Active 28 DOM
10. 2026-06-07
    days on market $74,998 Active 27 DOM
11. 2026-06-05
    days on market $74,998 Active 24 DOM
12. 2026-06-03
    days on market $74,998 Active 23 DOM
13. 2026-06-02
    days on market $74,998 Active 22 DOM
14. 2026-06-01
    days on market $74,998 Active 21 DOM
15. 2026-05-31
    days on market $74,998 Active 20 DOM
16. 2026-05-30
    days on market $74,998 Active 19 DOM
17. 2026-05-11
    historical
18. 2026-04-13
    price $79,998
19. 2026-03-20
    listed $89,998 Active
20. 2026-03-20
    listed $79,998 Active 1302-char remark
21. 2026-03-19
    historical
22. 2026-03-19
    historical
23. 2026-03-19
    historical
24. 2026-02-05
    price $90,000
25. 2026-02-05
    price $90,000
26. 2025-12-23
    listed $99,000 Active
27. 2025-12-23
    listed $90,000
28. 2025-12-22
    listed $99,000 New

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $899 · $75/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,599
• − Mortgage interest: −$4,201
• − Property taxes: −$899
• − Insurance: −$375
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$2,182
• Taxable income: $6,286
• Est. tax owed @ 24.0%: −$1,509
• After-tax cash flow: $5,611/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: Hancock County
• NCES district ID: 1302640
• Math proficiency: 3% ▼ -5.00%
• Reading proficiency: 12% ▼ -8.00%
• Median HH income: $26,519
• Composite: 5.27/100
• National rank: #10034
• State rank: #173 of 174 in GA

Livability — Sparta

• Score: 60/100
• State rank: #383
• US rank: #19278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sparta, GA
• Population (ZIP): 8,679

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 7,443 people
• By 2030: 6,846 · -8.0%
• By 2040: 5,713 · -23.2%
• By 2050: 4,912 · -34.0%
• By 2075: 3,967 · -46.7%
• By 2100: 3,398 · -54.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (72%)
• Race & ethnicity: Black 72% White 26% Two or more races 1%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid D (+35.4) · D 67.5% · R 32.2%
• 2008→2024 swing: -27.7pp toward R · 2008: 63.1pp · 2024: 35.4pp
• All cycles: 2024: D+35.4 2020: D+43.9 2016: D+51.9 2012: D+62.2 2008: D+63.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.00%
• Current HPI: 200.3531
• 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

-24.2% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $74,998 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-13 Price Changed $79,998 Hive MLS
• 2026-03-20 Listed $89,998 Hive MLS
• 2026-03-20 Listed $79,998 Hive MLS
• 2026-03-19 Listing Removed — Hive MLS
• 2026-03-19 Listing Removed — GAMLS
• 2026-03-19 Listing Removed — Hive MLS
• 2026-02-05 Price Changed $90,000 Hive MLS
• 2026-02-05 Price Changed $90,000 GAMLS
• 2025-12-23 Listed $99,000 Hive MLS
• 2025-12-23 Listed $90,000 Hive MLS
• 2025-12-22 Listed $99,000 GAMLS

Property tax history

+1.0%/yr

Latest (2025): $899 · -0.3% YoY. Source: county tax records.