325 New Hope Church Rd · Alma, GA 31510

$155,000

4 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 131 Days on market

Built 2015 2.35 ac lot

---

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 +11.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +3.5/10.0
• DSCR +3.2/10.0
• 1% rule +3.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 4BR/2BA home offering 1,632 sq ft on 2.35 acres in a quiet rural setting. Home features a generous layout and presents well in photos but will need new subfloor and flooring throughout. Property offers strong potential for renovation or value-add improvements. Large lot provides privacy and room to enjoy country living. Ideal for buyers seeking acreage and willing to complete needed repairs. Property sold as-is.

Key facts

• Country living
• Quiet rural setting
• Large lot

Tags

• QUIET RURAL SETTING
• LARGE LOT
• COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-65 ($-780/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (20.0% below list).
• Recommended offer: $124k (20.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#530 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities F.
• Bacon County (rural): math 48% / reading 36% proficiency, ranked #43 of 174 in GA (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bacon County Primary School (571 students, 90% FRL); Bacon County Middle School (math 37% / reading 36%, grade F, #167 of 470 statewide, top 38%, 465 students, 78% FRL); Bacon County High School (math 32% / reading 8%, grade F, #238 of 424 statewide, top 57%, 641 students, 58% FRL) — zoned schools average 75% FRL vs 58% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-14 pts) — the specific schools serving this property underperform the Bacon County average; the district grade overstates school quality for this exact location.
• Market conditions: 38 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $689 appreciation (0.4% local appreciation)).
• Bacon County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $127k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $123,970 (20.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.88×
• Total profit: $-5,403
• Equity at exit: $48,484

10-year hold

• IRR: 2.8%
• Equity multiple: 1.32×
• Total profit: $14,073
• Equity at exit: $61,132

Cash invested: $43,400 (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 31510

• Home prices YoY: 0.2%
• Active inventory: 38
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$167 /mo · $2,003/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-65

Break-even live

Break-even rent $1,322

Max offer price $143,520

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-21	+0% $-65	+5% $-109	+10% $-153
Rent	-10% $-163	-5% $-114	+0% $-65	+5% $-16	+10% $33
Rate	-1.0pp $13	-0.5pp $-26	base $-65	+0.5pp $-105	+1.0pp $-146

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $155,000 Active 131 DOM
2. 2026-06-21
   days on market $155,000 Active 130 DOM
3. 2026-06-21
   days on market $155,000 Active 129 DOM
4. 2026-06-18
   days on market $155,000 Active 127 DOM
5. 2026-06-17
   days on market $155,000 Active 126 DOM
6. 2026-06-16
   days on market $155,000 Active 125 DOM
7. 2026-06-15
   days on market $155,000 Active 124 DOM
8. 2026-06-13
   days on market $155,000 Active 122 DOM
9. 2026-06-12
   days on market $155,000 Active 121 DOM
10. 2026-06-09
    days on market $155,000 Active 118 DOM
11. 2026-06-08
    statusdays on market $155,000 Active 117 DOM
12. 2026-06-07
    pricestatusdays on market $155,000 Price Change 116 DOM
13. 2026-06-05
    days on market $165,000 Active 114 DOM
14. 2026-06-04
    days on market $165,000 Active 112 DOM
15. 2026-06-02
    days on market $165,000 Active 111 DOM
16. 2026-06-01
    days on market $165,000 Active 110 DOM
17. 2026-05-31
    days on market $165,000 Active 109 DOM
18. 2026-05-31
    days on market $165,000 Active 108 DOM
19. 2026-03-16
    price $165,000 427-char remark

    Show marketing remark (427 chars)

    Spacious 4BR/2BA home offering 1,632 sq ft on 2.35 acres in a quiet rural setting. Home features a generous layout and presents well in photos but will need new subfloor and flooring throughout. Property offers strong potential for renovation or value-add improvements. Large lot provides privacy and room to enjoy country living. Ideal for buyers seeking acreage and willing to complete needed repairs. Property sold as-is.

20. 2026-03-11
    status Active 427-char remark

    Show marketing remark (427 chars)

    Spacious 4BR/2BA home offering 1,632 sq ft on 2.35 acres in a quiet rural setting. Home features a generous layout and presents well in photos but will need new subfloor and flooring throughout. Property offers strong potential for renovation or value-add improvements. Large lot provides privacy and room to enjoy country living. Ideal for buyers seeking acreage and willing to complete needed repairs. Property sold as-is.

21. 2026-03-10
    historical 427-char remark

    Show marketing remark (427 chars)

    Spacious 4BR/2BA home offering 1,632 sq ft on 2.35 acres in a quiet rural setting. Home features a generous layout and presents well in photos but will need new subfloor and flooring throughout. Property offers strong potential for renovation or value-add improvements. Large lot provides privacy and room to enjoy country living. Ideal for buyers seeking acreage and willing to complete needed repairs. Property sold as-is.

22. 2026-02-10
    listed $175,000 New 427-char remark

    Show marketing remark (427 chars)

    Spacious 4BR/2BA home offering 1,632 sq ft on 2.35 acres in a quiet rural setting. Home features a generous layout and presents well in photos but will need new subfloor and flooring throughout. Property offers strong potential for renovation or value-add improvements. Large lot provides privacy and room to enjoy country living. Ideal for buyers seeking acreage and willing to complete needed repairs. Property sold as-is.

23. 2021-08-23
    soldstatus $127,000
24. 2017-11-02
    soldstatus $89,100

ⓘ 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: $2,003 · $167/mo
• Projected year-2 tax: $2,003 · $167/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,876
• − Mortgage interest: −$8,682
• − Property taxes: −$2,003
• − Insurance: −$775
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$4,509
• Taxable loss: −$3,473
• Est. tax savings @ 24.0%: +$834
• After-tax cash flow: $54/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: Bacon County
• NCES district ID: 1300150
• Math proficiency: 48% ▬ 0.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $35,087
• Composite: 34.79/100
• National rank: #5112
• State rank: #43 of 174 in GA

Livability — Alma

• Score: 54/100
• State rank: #530
• US rank: #23747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,592

Population outlook (Bacon County) Hauer SSP2

• Today (2025): 11,676 people
• By 2030: 11,831 · +1.3%
• By 2040: 12,066 · +3.3%
• By 2050: 12,250 · +4.9%
• By 2075: 12,308 · +5.4%
• By 2100: 11,278 · -3.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 17% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Bacon

• 2024 margin: Solid R (+73.2) · D 13.3% · R 86.5%
• 2008→2024 swing: -15.5pp toward R · 2008: -57.7pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+72.7 2016: R+68.5 2012: R+58.6 2008: R+57.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.44%
• Current HPI: 236.7103
• 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

+85.2% since first listed

6 events — show timeline

• 2026-03-16 Price Changed $165,000 GAMLS
• 2026-03-11 Relisted — GAMLS
• 2026-03-10 Listing Removed — GAMLS
• 2026-02-10 Listed $175,000 GAMLS
• 2021-08-23 Sold (Public Records) $127,000 Public Records
• 2017-11-02 Sold (Public Records) $89,100 Public Records

Property tax history

+23.6%/yr

Latest (2025): $2,003 · -3.8% YoY. Source: county tax records.