142 Stathams Ln · Abbeville, GA 31001

$76,900

2 bd · 1.0 ba · 720 sqft · Other · 221 Days on market

0.41 ac lot $107/sqft · 46% above area Est $53k · 46% over

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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).

• Cash flow +21.6/30.0
• DSCR +6.9/10.0
• Appreciation +6.1/10.0
• 1% rule +5.7/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Escape to your own private retreat in the Georgia countryside! This charming 2 bedroom 1 bathroom cabin sits on two spacious wooded lots with river access in close proximity, all offering the perfect blend of peace and convenience. Enjoy updated drainage system, a large screened rear porch for relaxing or entertaining, and a generous yard with a versatile storage building. The home also features a new hot water heater and refrigerator. Whether you're looking for a weekend getaway or a full time home, this property provides the perfect setting to unwind and connect with nature.

Key facts

• Generous yard
• Screened rear porch
• River access

Tags

• RIVER ACCESS
• SCREENED REAR PORCH
• VERSATILE STORAGE BUILDING
• GENEROUS YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $77k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($820 rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#428 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• Wilcox County (rural): math 36% / reading 34% proficiency, ranked #73 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($532 loan paydown + $2k appreciation (2.1% local appreciation)).
• Wilcox County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $77k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $67,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.07% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $52,529
• List price: $76,900
• Delta: 46.40%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

2.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.62×
• Total profit: $13,275
• Equity at exit: $30,945

10-year hold

• IRR: 14.1%
• Equity multiple: 2.92×
• Total profit: $41,298
• Equity at exit: $45,038

Cash invested: $21,532 (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 31001

• Home prices YoY: 2.1%
• Active inventory: 21
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$403
• Tax est. 1.5%: −$96 /mo · $1,154/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $116

Break-even live

Break-even rent $673

Max offer price $76,900

Occupancy floor 81%

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: $19,225
• Closing costs: $2,307
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $76,900 Active 221 DOM
2. 2026-06-17
   days on market $76,900 Active 220 DOM
3. 2026-06-16
   days on market $76,900 Active 219 DOM
4. 2026-06-15
   days on market $76,900 Active 218 DOM
5. 2026-06-13
   days on market $76,900 Active 216 DOM
6. 2026-06-12
   days on market $76,900 Active 215 DOM
7. 2026-06-09
   days on market $76,900 Active 212 DOM
8. 2026-06-08
   days on market $76,900 Active 211 DOM
9. 2026-06-07
   days on market $76,900 Active 210 DOM
10. 2026-06-07
    pricedays on market $76,900 Active 209 DOM
11. 2026-06-01
    days on market $79,900 Active 207 DOM
12. 2026-05-31
    days on market $79,900 Active 206 DOM
13. 2026-05-31
    days on market $79,900 Active 205 DOM
14. 2026-04-01
    price $79,900 584-char remark

    Show marketing remark (584 chars)

    Escape to your own private retreat in the Georgia countryside! This charming 2 bedroom 1 bathroom cabin sits on two spacious wooded lots with river access in close proximity, all offering the perfect blend of peace and convenience. Enjoy updated drainage system, a large screened rear porch for relaxing or entertaining, and a generous yard with a versatile storage building. The home also features a new hot water heater and refrigerator. Whether you're looking for a weekend getaway or a full time home, this property provides the perfect setting to unwind and connect with nature.

15. 2025-11-06
    listed $84,900 Active 584-char remark

    Show marketing remark (584 chars)

    Escape to your own private retreat in the Georgia countryside! This charming 2 bedroom 1 bathroom cabin sits on two spacious wooded lots with river access in close proximity, all offering the perfect blend of peace and convenience. Enjoy updated drainage system, a large screened rear porch for relaxing or entertaining, and a generous yard with a versatile storage building. The home also features a new hot water heater and refrigerator. Whether you're looking for a weekend getaway or a full time home, this property provides the perfect setting to unwind and connect with nature.

16. 2016-09-08
    soldstatus $33,000
17. 2006-03-01
    soldstatus $6,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $9,841
• − Mortgage interest: −$4,308
• − Property taxes: −$1,154
• − Insurance: −$384
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$2,237
• Taxable income: $183
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $1,353/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: Wilcox County
• NCES district ID: 1305730
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $32,741
• Composite: 28.71/100
• National rank: #6685
• State rank: #73 of 174 in GA

Livability — Abbeville

• Score: 58/100
• State rank: #428
• US rank: #20968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, GA
• Population (ZIP): 4,323

Population outlook (Wilcox County) Hauer SSP2

• Today (2025): 8,207 people
• By 2030: 7,894 · -3.8%
• By 2040: 7,387 · -10.0%
• By 2050: 6,884 · -16.1%
• By 2075: 5,503 · -32.9%
• By 2100: 4,115 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Black 42% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Wilcox

• 2024 margin: Solid R (+49.2) · D 25.3% · R 74.5%
• 2008→2024 swing: -11.8pp toward R · 2008: -37.3pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+47.0 2016: R+41.8 2012: R+31.7 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.15%
• Current HPI: 104.9016
• 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

+1129.2% since first listed

4 events — show timeline

• 2026-04-01 Price Changed $79,900 TBOR
• 2025-11-06 Listed $84,900 TBOR
• 2016-09-08 Sold (Public Records) $33,000 Public Records
• 2006-03-01 Sold (Public Records) $6,500 Public Records

Property tax history

-1.2%/yr

Latest (2025): $63 · -4.2% YoY. Source: county tax records.