96 Rose St · Homerville, GA 31634

$70,000

2 bd · 1.0 ba · 844 sqft · SingleFamily public records · 56 Days on market

Built 1950 8,712 sqft lot $83/sqft · 8% below area Est $76k · 8% 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 +29.4/30.0
• ARV discount +11.1/15.0
• DSCR +10.0/10.0
• Appreciation +7.4/10.0
• 1% rule +7.3/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming and move-in ready, this beautifully updated 3-bedroom, 1-bath home offers the perfect blend of comfort and convenience. Inside, you'll find fresh updates throughout, creating a clean and inviting space that's ready for its next owner. The layout is functional and welcoming, with plenty of natural light and a cozy feel that makes you right at home from the moment you walk in. Located in the city, this home is just minutes from shopping, dining, and everyday essentials-making it a great option for those who want easy access to everything while still enjoying a quiet place to unwind. Please note: The HVAC system is currently not operational and will need repair or replacement. **Some photos have been digitally staged.

Key facts

• Easy access
• Natural light
• Updated home

Tags

• UPDATED HOME
• NATURAL LIGHT
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($864 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#303 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Clinch County (rural): math 34% / reading 30% proficiency, ranked #90 of 174 in GA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clinch County Elementary School (math 47% / reading 27%, grade F, #485 of 1,228 statewide, top 41%, 535 students, 74% FRL); Clinch County Middle School (math 32% / reading 35%, grade F, #206 of 470 statewide, top 45%, 290 students, 74% FRL); Clinch County High School (math 22% / reading 22%, grade F, #213 of 424 statewide, top 51%, 426 students, 74% FRL).
• Market conditions: 32 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($484 loan paydown + $3k appreciation (4.8% local appreciation)).
• At projected returns (4.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 56 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $56k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1950 — 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: 1.23% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.16%
• DSCR: 1.67
• GRM: 6.8

CMA / ARV

• ARV (median comp): $76,000
• List price: $70,000
• Delta: -7.89%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Happyville Ln	0.46mi	2/1.5	960 (+14%)	4mo	$41,000	$43	50

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

Projected returns pro-forma

4.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.58×
• Total profit: $31,055
• Equity at exit: $38,782

10-year hold

• IRR: 24.8%
• Equity multiple: 5.11×
• Total profit: $80,628
• Equity at exit: $66,212

Cash invested: $19,600 (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 31634

• Home prices YoY: 2.9%
• Active inventory: 32
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $864 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $248

Break-even live

Break-even rent $551

Max offer price $70,000

Occupancy floor 66%

Sensitivity live

Price	-10% $287	-5% $267	+0% $248	+5% $228	+10% $208
Rent	-10% $179	-5% $213	+0% $248	+5% $282	+10% $316
Rate	-1.0pp $283	-0.5pp $265	base $248	+0.5pp $229	+1.0pp $211

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-01
   days on market $70,000 Active 56 DOM
2. 2026-05-31
   days on market $70,000 Active 55 DOM
3. 2026-05-31
   days on market $70,000 Active 54 DOM
4. 2026-04-03
   listed $70,000 New 735-char remark

   Show marketing remark (735 chars)

   Charming and move-in ready, this beautifully updated 3-bedroom, 1-bath home offers the perfect blend of comfort and convenience. Inside, you'll find fresh updates throughout, creating a clean and inviting space that's ready for its next owner. The layout is functional and welcoming, with plenty of natural light and a cozy feel that makes you right at home from the moment you walk in. Located in the city, this home is just minutes from shopping, dining, and everyday essentials-making it a great option for those who want easy access to everything while still enjoying a quiet place to unwind. Please note: The HVAC system is currently not operational and will need repair or replacement. **Some photos have been digitally staged.

5. 2022-03-15
   soldstatus $56,000
6. 2022-03-11
   soldstatus $56,000
7. 2021-04-26
   listed $55,000

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $644 · $54/mo
• Expected delta: +$180/yr (+$15/mo · 38.7%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 8/10 Severe 17 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,368
• − Mortgage interest: −$3,921
• − Property taxes: −$464
• − Insurance: −$350
• − Repairs & maintenance: −$829
• − Management: −$829
• − Depreciation: −$2,036
• Taxable income: $1,937
• Est. tax owed @ 24.0%: −$465
• After-tax cash flow: $2,506/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: Clinch County
• NCES district ID: 1301260
• Math proficiency: 34% ▲ 8.00%
• Reading proficiency: 30% ▼ -2.00%
• Median HH income: $31,048
• Composite: 26.08/100
• National rank: #7295
• State rank: #90 of 174 in GA

Livability — Homerville

• Score: 62/100
• State rank: #303
• US rank: #16493

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homerville, GA
• Population (ZIP): 5,178

Population outlook (Clinch County) Hauer SSP2

• Today (2025): 7,052 people
• By 2030: 7,091 · +0.6%
• By 2040: 7,116 · +0.9%
• By 2050: 7,170 · +1.7%
• By 2075: 7,495 · +6.3%
• By 2100: 7,828 · +11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 27% Two or more races 4%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Clinch

• 2024 margin: Solid R (+51.5) · D 24.1% · R 75.7%
• 2008→2024 swing: -26.0pp toward R · 2008: -25.6pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+47.6 2016: R+42.5 2012: R+30.2 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.79%
• Current HPI: 168.9842
• 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

+27.3% since first listed

4 events — show timeline

• 2026-04-03 Listed $70,000 GAMLS
• 2022-03-15 Sold (Public Records) $56,000 Public Records
• 2022-03-11 Sold (MLS) $56,000 SGMLS
• 2021-04-26 Listed $55,000 SGMLS

Property tax history

+6.5%/yr

Latest (2025): $464 · +78.2% YoY. Source: county tax records.