204 S Hull St · Sylvania, GA 30467

$125,000

2 bd · 1.0 ba · 1,546 sqft · SingleFamily public records · 38 Days on market

Built 1926 4,791 sqft lot $81/sqft · at area comps Est $127k · at est.

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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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +8.3/15.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

House is located in Sylvania Ga a short walk from Downtown. The house is a 2 bed 1 bath built in 1926.

Key facts

• 4,791 sq ft lot
• Built 1926
• Listed 37 days

Tags

• SHORT WALK FROM DOWNTOWN

Property features AI

Finance

• Other: Lot approximately 0.11 acre; Public records used for living area and lot size
• HOA & community: No HOA; No association fees

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available
• Home design: Single-family residence; House; One level
• Construction: Built in 1926; 1546 building area
• Exterior features: Metal roof; Other construction materials; Resale condition; Public electric on property

Interior

• Kitchen: Cooktop
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Den; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.3% in Sylvania — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#259 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.
• Screven County (town): math 39% / reading 33% proficiency, ranked #66 of 174 in GA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Screven County Elementary School (math 40% / reading 29%, grade F, #531 of 1,228 statewide, top 45%, 1,004 students, 81% FRL) — zoned schools average 81% FRL vs 65% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 76 active listings in the ZIP; 23 units permitted in Screven County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Screven County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $18k; list at $125k implies a 594% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $121,250 (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 1926 — 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 D-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: 1.11% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (median comp): $127,370
• List price: $125,000
• Delta: -1.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Georgia Ave	0.26mi	2/2.0	1,512 (-2%)	5mo	$205,000	$136	76
109 Argus Pl	0.22mi	3/2.0 (+1)	1,399 (-10%)	13mo	$89,365	$64	54
307 Peachtree Cir	0.43mi	3/2.0 (+1)	1,542 (-0%)	21mo	$195,000	$126	53
120 Dixie Ave	0.47mi	2/1.5	1,404 (-9%)	17mo	$71,250	$51	47
301 Robbins St	0.35mi	3/1.5 (+1)	1,368 (-12%)	13mo	$149,000	$109	46
107 Saxon Pl	0.27mi	3/2.0 (+1)	1,370 (-11%)	23mo	$120,000	$88	40

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-365
• Equity at exit: $18,638

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $25,209
• Equity at exit: $10,808

Cash invested: $35,000 (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 30467

• Home prices YoY: -14.3%
• Active inventory: 76
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $313

Break-even live

Break-even rent $988

Max offer price $125,000

Occupancy floor 72%

Sensitivity live

Price	-10% $384	-5% $348	+0% $313	+5% $277	+10% $242
Rent	-10% $203	-5% $258	+0% $313	+5% $367	+10% $422
Rate	-1.0pp $376	-0.5pp $345	base $313	+0.5pp $280	+1.0pp $247

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $125,000 Active 38 DOM
2. 2026-06-18
   days on market $125,000 Active 37 DOM
3. 2026-06-17
   days on market $125,000 Active 36 DOM
4. 2026-06-16
   days on market $125,000 Active 35 DOM
5. 2026-06-15
   days on market $125,000 Active 34 DOM
6. 2026-06-14
   days on market $125,000 Active 32 DOM
7. 2026-06-13
   days on market $125,000 Active 31 DOM
8. 2026-06-10
   days on market $125,000 Active 29 DOM
9. 2026-06-09
   days on market $125,000 Active 28 DOM
10. 2026-06-08
    days on market $125,000 Active 27 DOM
11. 2026-06-07
    days on market $125,000 Active 26 DOM
12. 2026-06-03
    days on market $125,000 Active 22 DOM
13. 2026-06-02
    days on market $125,000 Active 21 DOM
14. 2026-06-01
    days on market $125,000 Active 20 DOM
15. 2026-05-31
    days on market $125,000 Active 19 DOM
16. 2026-05-30
    days on market $125,000 Active 18 DOM
17. 2026-04-03
    listed $125,000 New 102-char remark
18. 2013-03-13
    historical
19. 2012-09-20
    listed $45,000
20. 2009-10-21
    historical
21. 2009-04-21
    listed $52,000
22. 1979-08-31
    soldstatus $18,000

ⓘ 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: $873 · $73/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$277/yr (+$23/mo · 31.7%)

ⓘ 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 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,605
• − Mortgage interest: −$7,002
• − Property taxes: −$873
• − Insurance: −$625
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$3,636
• Taxable income: $1,811
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $3,319/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: Screven County
• NCES district ID: 1304500
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $34,477
• Composite: 29.72/100
• National rank: #6447
• State rank: #66 of 174 in GA

Livability — Sylvania

• Score: 64/100
• State rank: #259
• US rank: #14225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sylvania, GA
• Population (ZIP): 11,606

Population outlook (Screven County) Hauer SSP2

• Today (2025): 13,462 people
• By 2030: 12,957 · -3.8%
• By 2040: 11,853 · -12.0%
• By 2050: 10,686 · -20.6%
• By 2075: 8,272 · -38.6%
• By 2100: 6,545 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 42% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 3% Danish 1% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Screven

• 2024 margin: Strong R (+25.2) · D 37.3% · R 62.5%
• 2008→2024 swing: -19.0pp toward R · 2008: -6.2pp · 2024: -25.2pp
• All cycles: 2024: R+25.2 2020: R+18.9 2016: R+17.6 2012: R+8.5 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.03%
• Current HPI: 227.565
• 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

+594.4% since first listed

6 events — show timeline

• 2026-04-03 Listed $125,000 GAMLS
• 2013-03-13 Listing Removed — Hive MLS
• 2012-09-20 Listed $45,000 Hive MLS
• 2009-10-21 Listing Removed — Hive MLS
• 2009-04-21 Listed $52,000 Hive MLS
• 1979-08-31 Sold (Public Records) $18,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $873 · +67.7% YoY. Source: county tax records.