117 Fifth Ave · McRae-Helena, GA 31055

$130,000

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 60 Days on market

Built 1957 10,018 sqft lot $95/sqft · 12% above area Est $116k · 12% over ↓ 2% since listing

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Why this score? — see what drove the D 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 +16.3/30.0
• Appreciation +5.7/10.0
• DSCR +5.1/10.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +2.0/15.0

Listing remarks

Charming and recently updated, this 3-bedroom, 2-bath home offers modern comfort with a spacious open-concept living area perfect for everyday living and entertaining. Remodeled in 2024, the home features all-new wiring, plumbing, A/C and Roof, giving you peace of mind and move-in-ready convenience. Situated in a highly convenient in-town location, you'll enjoy easy access to shopping, dining, and local amenities. As an added bonus, the property includes an additional 0.23-acre lot with a second home on site-ideal for investors or buyers looking for extra potential. The secondary structure will require a full renovation or demolition, offering a blank slate for your vision. A great opportun

Key facts

• A/c and roof
• All-new wiring
• In-town location

Tags

• OPEN-CONCEPT LIVING AREA
• ALL-NEW WIRING
• ALL-NEW PLUMBING
• A/C AND ROOF
• IN-TOWN LOCATION
• ADDITIONAL 0.23-ACRE LOT

Property features AI

Finance

• Other: City lot
• HOA & community: No HOA

Exterior

• Parking: Off-street parking with side/rear entrance
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available
• Home design: Single-family house; Residential property; One story; Resale condition
• Construction: Built in 1957; Vinyl siding exterior; Metal roof; Crawl space foundation
• Exterior features: Front porch

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); One-level living; Family room
• Laundry & utility: Mud room / laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $72 ($867/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (11.3% below list).
• Recommended offer: $115k (11.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Telfair County (rural): math 24% / reading 30% proficiency, ranked #122 of 174 in GA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Telfair County Elementary (math 24% / reading 32%, grade F, #673 of 1,228 statewide, top 55%, 822 students, 89% FRL); Telfair County Middle School (math 27% / reading 32%, grade F, #249 of 470 statewide, top 55%, 339 students, 89% FRL); Telfair County High School (math 17% / reading 24%, grade F, #230 of 424 statewide, top 54%, 408 students, 89% FRL) — zoned schools average 89% FRL vs 70% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 1 units permitted in Telfair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($899 loan paydown + $2k appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,265 (11.3% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (median comp): $115,772
• List price: $130,000
• Delta: 12.29%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Eighth Ave	0.51mi	2/2.0 (-1)	1,460 (+6%)	23mo	$110,000	$75	41

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

Projected returns pro-forma

1.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.26×
• Total profit: $9,608
• Equity at exit: $47,141

10-year hold

• IRR: 9.1%
• Equity multiple: 2.15×
• Total profit: $41,874
• Equity at exit: $64,841

Cash invested: $36,400 (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 31055

• Home prices YoY: 0.7%
• Active inventory: 23
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$102 /mo · $1,230/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $72

Break-even live

Break-even rent $1,061

Max offer price $130,000

Occupancy floor 89%

Sensitivity live

Price	-10% $146	-5% $109	+0% $72	+5% $35	+10% $-1
Rent	-10% $-19	-5% $27	+0% $72	+5% $118	+10% $163
Rate	-1.0pp $138	-0.5pp $105	base $72	+0.5pp $39	+1.0pp $4

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $130,000 Active 60 DOM
2. 2026-06-21
   days on market $130,000 Active 59 DOM
3. 2026-06-18
   days on market $130,000 Active 57 DOM
4. 2026-06-17
   days on market $130,000 Active 56 DOM
5. 2026-06-16
   days on market $130,000 Active 55 DOM
6. 2026-06-15
   days on market $130,000 Active 54 DOM
7. 2026-06-13
   days on market $130,000 Active 52 DOM
8. 2026-06-12
   days on market $130,000 Active 51 DOM
9. 2026-06-09
   days on market $130,000 Active 48 DOM
10. 2026-06-08
    days on market $130,000 Active 47 DOM
11. 2026-06-07
    days on market $130,000 Active 46 DOM
12. 2026-06-05
    days on market $130,000 Active 44 DOM
13. 2026-06-04
    days on market $130,000 Active 42 DOM
14. 2026-06-02
    days on market $130,000 Active 41 DOM
15. 2026-06-01
    days on market $130,000 Active 40 DOM
16. 2026-05-31
    days on market $130,000 Active 39 DOM
17. 2026-05-31
    days on market $130,000 Active 38 DOM
18. 2026-04-20
    listed $132,500 New 843-char remark

ⓘ 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: $1,230 · $102/mo
• Projected year-2 tax: $1,230 · $102/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,832
• − Mortgage interest: −$7,282
• − Property taxes: −$1,230
• − Insurance: −$650
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$3,782
• Taxable loss: −$1,325
• Est. tax savings @ 24.0%: +$318
• After-tax cash flow: $1,185/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: Telfair County
• NCES district ID: 1304830
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $27,001
• Composite: 21.5/100
• National rank: #8324
• State rank: #122 of 174 in GA

Livability — McRae-Helena

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: McRae-Helena, GA
• Population (ZIP): 5,871

Population outlook (Telfair County) Hauer SSP2

• Today (2025): 16,886 people
• By 2030: 16,997 · +0.7%
• By 2040: 16,869 · -0.1%
• By 2050: 16,591 · -1.7%
• By 2075: 15,414 · -8.7%
• By 2100: 12,081 · -28.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 46% Black 30% Hispanic / Latino 23% Two or more races 12%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Serbian 12% Romanian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Telfair

• 2024 margin: Solid R (+39.3) · D 30.2% · R 69.5%
• 2008→2024 swing: -25.0pp toward R · 2008: -14.3pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+30.9 2016: R+29.9 2012: R+15.6 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.41%
• Current HPI: 209.3374
• 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

-1.9% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $130,000 GAMLS
• 2026-04-20 Listed $132,500 GAMLS

Property tax history

+11.4%/yr

Latest (2025): $1,230 · +355.4% YoY. Source: county tax records.