6895 W College St · Wrightsville, GA 31096

$99,900

4 bd · 2.0 ba · 1,812 sqft · SingleFamily public records · 78 Days on market

Built 1935 0.26 ac lot $55/sqft · 6% above area Est $94k · 6% over

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Appreciation +5.0/10.0
• ARV discount +4.9/15.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming downtown house gives quietness while being close to shopping downtown and restaurants. Good safe neighborhood. House has lots of space to accommodate many living styles. This home has been taken care of and is move in ready.

Key facts

• Move in ready
• 0.26 acre lot
• Built 1935

Tags

• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#419 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B+; Watch: amenities F, commute F, employment F.
• Johnson County (rural): math 34% / reading 33% proficiency, ranked #79 of 174 in GA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Johnson County Elementary School (math 46% / reading 35%, grade F, #419 of 1,228 statewide, top 35%, 466 students, 94% FRL); Johnson County Middle School (math 27% / reading 32%, grade F, #249 of 470 statewide, top 55%, 240 students, 95% FRL); Johnson County High School (math 5% / reading 24%, grade F, #297 of 424 statewide, top 74%, 303 students, 94% FRL) — zoned schools average 94% FRL vs 69% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $717 of equity ($691 loan paydown + $26 appreciation (0.0% local appreciation)).
• Johnson County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 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 $54k; list at $100k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (median comp): $94,360
• List price: $99,900
• Delta: 5.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8760 N Marcus St	0.31mi	3/1.5 (-1)	1,923 (+6%)	9mo	$75,000	$39	61
303 E Court St	0.30mi	3/2.0 (-1)	1,635 (-10%)	9mo	$125,000	$76	57
2833 Idylwild Dr	0.65mi	4/2.0	1,642 (-9%)	4mo	$70,000	$43	50
8433 S S.marcus St	0.43mi	3/2.0 (-1)	1,674 (-8%)	16mo	$106,000	$63	49
8417 S Marcus St	0.46mi	3/2.0 (-1)	1,727 (-5%)	21mo	$110,000	$64	48

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

Projected returns pro-forma

0.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.72×
• Total profit: $20,261
• Equity at exit: $29,136

10-year hold

• IRR: 19.6%
• Equity multiple: 3.17×
• Total profit: $60,567
• Equity at exit: $35,126

Cash invested: $27,972 (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 31096

• Home prices YoY: 0.0%
• Active inventory: 17
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $362

Break-even live

Break-even rent $822

Max offer price $99,900

Occupancy floor 67%

Sensitivity live

Price	-10% $419	-5% $390	+0% $362	+5% $334	+10% $306
Rent	-10% $261	-5% $312	+0% $362	+5% $413	+10% $463
Rate	-1.0pp $413	-0.5pp $388	base $362	+0.5pp $336	+1.0pp $310

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $99,900 Active 78 DOM
2. 2026-06-21
   days on market $99,900 Active 77 DOM
3. 2026-06-18
   days on market $99,900 Active 75 DOM
4. 2026-06-17
   days on market $99,900 Active 74 DOM
5. 2026-06-16
   days on market $99,900 Active 73 DOM
6. 2026-06-15
   days on market $99,900 Active 72 DOM
7. 2026-06-13
   days on market $99,900 Active 70 DOM
8. 2026-06-12
   statusdays on market $99,900 Active 69 DOM
9. 2026-06-09
   status $99,900 Back On Market 66 DOM
10. 2026-06-07
    statusdays on market $99,900 Under Contract 66 DOM
11. 2026-06-05
    days on market $99,900 Active 65 DOM
12. 2026-06-04
    days on market $99,900 Active 63 DOM
13. 2026-06-02
    days on market $99,900 Active 62 DOM
14. 2026-06-01
    days on market $99,900 Active 61 DOM
15. 2026-05-31
    days on market $99,900 Active 60 DOM
16. 2026-05-31
    days on market $99,900 Active 59 DOM
17. 2026-04-23
    status Back On Market 233-char remark

    Show marketing remark (233 chars)

    Charming downtown house gives quietness while being close to shopping downtown and restaurants. Good safe neighborhood. House has lots of space to accommodate many living styles. This home has been taken care of and is move in ready.

18. 2026-04-18
    historical Active Under Contract 233-char remark

    Show marketing remark (233 chars)

    Charming downtown house gives quietness while being close to shopping downtown and restaurants. Good safe neighborhood. House has lots of space to accommodate many living styles. This home has been taken care of and is move in ready.

19. 2026-04-01
    listed $99,900 New 233-char remark

    Show marketing remark (233 chars)

    Charming downtown house gives quietness while being close to shopping downtown and restaurants. Good safe neighborhood. House has lots of space to accommodate many living styles. This home has been taken care of and is move in ready.

20. 2023-10-03
    soldstatus $54,000 Sold 64-char remark

    Show marketing remark (64 chars)

    Great home with great floorplan. Located close to all amenities.

21. 2023-09-29
    soldstatus $54,000
22. 2023-09-05
    listed $59,500 New 64-char remark

    Show marketing remark (64 chars)

    Great home with great floorplan. Located close to all amenities.

23. 2022-03-10
    soldstatus $26,000 Sold
24. 2022-01-14
    status Under Contract
25. 2021-12-27
    listed $28,500 New

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,010 · $84/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 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,371
• − Mortgage interest: −$5,596
• − Property taxes: −$1,010
• − Insurance: −$500
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$2,906
• Taxable income: $2,899
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $3,651/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: Johnson County
• NCES district ID: 1303120
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $34,082
• Composite: 27.59/100
• National rank: #6934
• State rank: #79 of 174 in GA

Livability — Wrightsville

• Score: 58/100
• State rank: #419
• US rank: #20688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wrightsville, GA
• City population: 7,307
• Population (ZIP): 7,307

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 9,208 people
• By 2030: 8,957 · -2.7%
• By 2040: 8,384 · -8.9%
• By 2050: 7,889 · -14.3%
• By 2075: 6,670 · -27.6%
• By 2100: 5,430 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 53% Black 40% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+46.4) · D 26.8% · R 73.1%
• 2008→2024 swing: -12.7pp toward R · 2008: -33.7pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+39.7 2016: R+37.6 2012: R+30.1 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.03%
• Current HPI: 201.8678
• 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

+250.5% since first listed

9 events — show timeline

• 2026-04-23 Relisted — GAMLS
• 2026-04-18 Contingent — GAMLS
• 2026-04-01 Listed $99,900 GAMLS
• 2023-10-03 Sold (MLS) $54,000 GAMLS
• 2023-09-29 Sold (Public Records) $54,000 Public Records
• 2023-09-05 Listed $59,500 GAMLS
• 2022-03-10 Sold (MLS) $26,000 GAMLS
• 2022-01-14 Pending — GAMLS
• 2021-12-27 Listed $28,500 GAMLS

Property tax history

+2.7%/yr

Latest (2025): $1,010 · +44.4% YoY. Source: county tax records.