824 Screven St · Sardis, GA 30456

$112,000

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 38 Days on market

Built 1920 10,019 sqft lot $69/sqft · 28% below area Est $156k · 28% 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 +25.3/30.0
• ARV discount +15.0/15.0
• Appreciation +8.9/10.0
• DSCR +8.4/10.0
• 1% rule +5.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

This property has great potential to be your forever home or an investment property. With a little TLC, you can prepare to have Coffee in the morning on your oversized, rocking chair covered front porch. This 3 bedroom, 2 bath home is located in the heart of Sardis, GA. It features high ceilings, a fireplace in the living room, a nice open kitchen, ample dining room space. There is a screened in back porch, and vibrant sunroom off one of the bedrooms. This home has rear parking along with curbside parking and front access to the home through a chain-link fence entry. Additional detached carport located in the rear within fenced in yard. 24 hour notice required for showing

Key facts

• Rear parking
• Detached carport
• Curbside parking

Tags

• SCREENED IN BACK PORCH
• VIBRANT SUNROOM
• REAR PARKING
• CURBSIDE PARKING
• DETACHED CARPORT
• FENCED IN YARD

Property features AI

Exterior

• Parking: Detached carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Aluminum siding; Pillar/post/pier foundation; Home warranty included
• Exterior features: Covered, screened rear porch with deck; Fenced yard; Metal roof

Interior

• Kitchen: Includes other appliances
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Hardwood; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Attic fan; Forced air heating; Electric heating; Fireplace(s)
• Interior features: Hardwood floors; Other flooring; Other appliances; Crawl space / no basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $109k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#510 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Burke County (town): math 16% / reading 21% proficiency, ranked #148 of 174 in GA (top 85%) — 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: Burke County Middle School (math 15% / reading 26%, grade F, #345 of 470 statewide, top 74%, 882 students, 100% FRL); Burke County High School (math 4% / reading 17%, grade F, #348 of 424 statewide, top 83%, 1,170 students, 100% FRL) — zoned schools average 100% FRL vs 72% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 65 units permitted in Burke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($774 loan paydown + $9k appreciation (7.8% local appreciation)).
• Burke County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $108,640 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1920 — 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. Crime grade is F 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: 1.06% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.78%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (median comp): $155,691
• List price: $112,000
• Delta: -28.06%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

7.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 2.95×
• Total profit: $61,066
• Equity at exit: $83,697

10-year hold

• IRR: 24.5%
• Equity multiple: 6.26×
• Total profit: $164,978
• Equity at exit: $164,828

Cash invested: $31,360 (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 30456

• Home prices YoY: 4.2%
• Active inventory: 14
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $255

Break-even live

Break-even rent $869

Max offer price $112,000

Occupancy floor 74%

Sensitivity live

Price	-10% $319	-5% $287	+0% $255	+5% $224	+10% $192
Rent	-10% $161	-5% $208	+0% $255	+5% $303	+10% $350
Rate	-1.0pp $312	-0.5pp $284	base $255	+0.5pp $226	+1.0pp $197

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $112,000 Active 38 DOM
2. 2026-06-17
   days on market $112,000 Active 37 DOM
3. 2026-06-16
   days on market $112,000 Active 36 DOM
4. 2026-06-15
   days on market $112,000 Active 35 DOM
5. 2026-06-14
   days on market $112,000 Active 33 DOM
6. 2026-06-13
   days on market $112,000 Active 32 DOM
7. 2026-06-10
   days on market $112,000 Active 30 DOM
8. 2026-06-09
   days on market $112,000 Active 29 DOM
9. 2026-06-08
   days on market $112,000 Active 28 DOM
10. 2026-06-07
    days on market $112,000 Active 27 DOM
11. 2026-06-05
    days on market $112,000 Active 24 DOM
12. 2026-06-03
    days on market $112,000 Active 23 DOM
13. 2026-06-02
    days on market $112,000 Active 22 DOM
14. 2026-06-01
    days on market $112,000 Active 21 DOM
15. 2026-05-31
    days on market $112,000 Active 20 DOM
16. 2026-05-30
    days on market $112,000 Active 19 DOM
17. 2026-05-11
    historical
18. 2026-02-16
    listed $112,000 Active
19. 2026-02-16
    listed $112,000 Active 680-char remark
20. 2025-06-04
    historical
21. 2025-01-01
    status Price Change
22. 2025-01-01
    price $105,000
23. 2024-12-31
    historical
24. 2024-07-12
    listed $118,000 New
25. 2022-10-14
    soldstatus $97,500
26. 2022-10-14
    soldstatus $97,500
27. 2022-07-19
    listed $97,500
28. 2022-07-19
    listed $97,500
29. 1998-05-28
    soldstatus $35,000

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: +$404/yr (+$34/mo · 64.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 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: $14,305
• − Mortgage interest: −$6,274
• − Property taxes: −$627
• − Insurance: −$560
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$3,258
• Taxable income: $1,297
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $2,755/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: Burke County
• NCES district ID: 1300660
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $34,532
• Composite: 15.18/100
• National rank: #9343
• State rank: #148 of 174 in GA

Livability — Sardis

• Score: 55/100
• State rank: #510
• US rank: #23227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sardis, GA
• Population (ZIP): 1,851

Population outlook (Burke County) Hauer SSP2

• Today (2025): 21,186 people
• By 2030: 20,207 · -4.6%
• By 2040: 18,109 · -14.5%
• By 2050: 16,102 · -24.0%
• By 2075: 12,103 · -42.9%
• By 2100: 9,671 · -54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 45% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Lithuanian 6% Slovak 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Burke

• 2024 margin: Lean R (+9.3) · D 45.1% · R 54.4%
• 2008→2024 swing: -18.6pp toward R · 2008: 9.2pp · 2024: -9.3pp
• All cycles: 2024: R+9.3 2020: R+1.8 2016: D+2.6 2012: D+11.3 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.82%
• Current HPI: 191.8851
• 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

+220.0% since first listed

13 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-02-16 Listed $112,000 Hive MLS
• 2026-02-16 Listed $112,000 Hive MLS
• 2025-06-04 Listing Removed — GAMLS
• 2025-01-01 Relisted — GAMLS
• 2025-01-01 Price Changed $105,000 GAMLS
• 2024-12-31 Listing Removed — GAMLS
• 2024-07-12 Listed $118,000 GAMLS
• 2022-10-14 Sold (MLS) $97,500 Hive MLS
• 2022-10-14 Sold (MLS) $97,500 Hive MLS
• 2022-07-19 Listed $97,500 Hive MLS
• 2022-07-19 Listed $97,500 Hive MLS
• 1998-05-28 Sold (Public Records) $35,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $627 · -7.2% YoY. Source: county tax records.