1861 Sibbie Rd · Abbeville, GA 31001

$185,000

3 bd · 1.0 ba · 2,398 sqft · SingleFamily public records · 29 Days on market

Built 1970 0.77 ac lot

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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 +7.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.8/10.0

Listing remarks

Tucked away in a peaceful country setting, 1861 Sibbey Road offers just under 2,400 square feet of warm, welcoming space on a 0.77-acre lot. This classic brick home boasts a 2018 roof and a cozy wood-burning fireplace. The 4-bedroom, 3-bath layout includes a bonus room perfect for a sewing space. Enjoy heart pine walls in the living room and a kitchen equipped with a double oven and pantry. The home features a new AC, updated ductwork, and a new well. With serene views that border a farm, you'll have a charming rural escape while still enjoying modern comforts.

Key facts

• Pantry
• Classic brick home
• Bonus room

Tags

• CLASSIC BRICK HOME
• COZY WOOD-BURNING FIREPLACE
• BONUS ROOM
• DOUBLE OVEN
• PANTRY
• NEW AC

Property features AI

Exterior

• Parking: Attached paved parking
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Frame and brick construction; Metal roof
• Exterior features: Front porch; Shed(s)

Interior

• Kitchen: Dishwasher; Double oven; Electric cooktop
• Bedrooms: 3 full bathrooms
• Flooring: Vinyl; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Ceiling fan cooling
• Interior features: Pantry; Total of 7 rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (32.2% below list).
• Recommended offer: $125k (32.2% below list) — sets the bar for 1% rule.

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 $5k of equity ($1k loan paydown + $4k 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.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $185k implies a 147% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,385 (32.2% 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. Built in 1970 — 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 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. 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?
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: 0.68% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.75%
• DSCR: 0.79
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $977
• Equity at exit: $74,445

10-year hold

• IRR: 4.5%
• Equity multiple: 1.62×
• Total profit: $32,354
• Equity at exit: $108,348

Cash invested: $51,800 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-205

Break-even live

Break-even rent $1,513

Max offer price $148,768

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $185,000 Active 29 DOM
2. 2026-06-17
   days on market $185,000 Active 28 DOM
3. 2026-06-16
   days on market $185,000 Active 27 DOM
4. 2026-06-15
   days on market $185,000 Active 26 DOM
5. 2026-06-13
   days on market $185,000 Active 24 DOM
6. 2026-06-12
   days on market $185,000 Active 23 DOM
7. 2026-06-09
   days on market $185,000 Active 20 DOM
8. 2026-06-08
   days on market $185,000 Active 19 DOM
9. 2026-06-07
   days on market $185,000 Active 18 DOM
10. 2026-06-07
    days on market $185,000 Active 17 DOM
11. 2026-06-04
    days on market $185,000 Active 14 DOM
12. 2026-06-02
    days on market $185,000 Active 13 DOM
13. 2026-06-01
    days on market $185,000 Active 12 DOM
14. 2026-05-31
    days on market $185,000 Active 11 DOM
15. 2026-05-31
    days on market $185,000 Active 10 DOM
16. 2026-05-21
    listed $185,000 Active
17. 2015-10-30
    soldstatus $75,000

ⓘ 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: $1,781 · $148/mo
• Projected year-2 tax: $1,781 · $148/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 7/10 Severe 7 d/yr ≥108°F today · 19 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: $15,046
• − Mortgage interest: −$10,363
• − Property taxes: −$1,781
• − Insurance: −$925
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$5,382
• Taxable loss: −$5,812
• Est. tax savings @ 24.0%: +$1,395
• After-tax cash flow: $-1,066/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

• 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

+146.7% since first listed

2 events — show timeline

• 2026-05-21 Listed $185,000 TBOR
• 2015-10-30 Sold (Public Records) $75,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,781 · -4.2% YoY. Source: county tax records.