128 Rogers St · Berlin, GA 31722

$125,000

2 bd · 1.5 ba · 1,000 sqft · SingleFamily public records · 10 Days on market

Built 2012 8,712 sqft 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 +9.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Livability +3.4/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +2.1/10.0

Listing remarks

Quaint and well-kept home offering 1 bedroom and 1.5 bathrooms in the heart of Berlin. This charming property features an open floor plan connecting the living, kitchen, and dining areas, highlighted by beautiful hardwood flooring. Enjoy relaxing on the front and rear covered porches, plus added convenience with a carport area and storage building. A wonderful opportunity for comfortable small-town living

Key facts

• Hardwood flooring
• Open floor plan
• Front covered porch

Tags

• OPEN FLOOR PLAN
• HARDWOOD FLOORING
• FRONT COVERED PORCH
• REAR COVERED PORCH
• CARPORT AREA
• STORAGE BUILDING

Property features AI

Exterior

• Parking: Gravel parking; Carport (1 covered space); 1 total parking space; Open parking available
• Utilities: Sewer connected; Water connected
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch; Chain link fencing

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Washer/Dryer included; Electric range; Refrigerator
• Laundry & utility: Washer; Washer/Dryer setup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (28.9% below list).
• Recommended offer: $89k (28.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#171 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Colquitt County (town): math 29% / reading 25% proficiency, ranked #117 of 174 in GA (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Odom Elementary School (math 28% / reading 18%, grade F, #797 of 1,228 statewide, top 65%, 521 students, 97% FRL); Willie J. Williams Middle School (math 25% / reading 24%, grade F, #301 of 470 statewide, top 66%, 1,369 students, 85% FRL); Colquitt County High School (math 50% / reading 18%, grade F, #98 of 424 statewide, top 23%, 1,787 students, 64% FRL).
• Market conditions: 2 active listings in the ZIP; 94 units permitted in Colquitt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.1% local appreciation)).
• Colquitt County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $8k; list at $125k implies a 1462% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $88,855 (28.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.71% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $83,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
274 Railroad St	0.18mi	2/1.0	960 (-4%)	2mo	$80,000	$83	82

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

Projected returns pro-forma

3.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.30×
• Total profit: $10,443
• Equity at exit: $56,988

10-year hold

• IRR: 8.2%
• Equity multiple: 2.25×
• Total profit: $43,689
• Equity at exit: $88,438

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 31722

• Home prices YoY: 2.8%
• Active inventory: 2
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $889 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $-83

Break-even live

Break-even rent $994

Max offer price $110,255

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-48	+0% $-83	+5% $-119	+10% $-154
Rent	-10% $-154	-5% $-119	+0% $-83	+5% $-48	+10% $-13
Rate	-1.0pp $-21	-0.5pp $-52	base $-83	+0.5pp $-116	+1.0pp $-149

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 7 events

1. 2026-06-21
   days on market $125,000 Active 10 DOM
2. 2026-06-18
   days on market $125,000 Active 7 DOM
3. 2026-06-17
   days on market $125,000 Active 6 DOM
4. 2026-06-16
   days on market $125,000 Active 5 DOM
5. 2026-06-15
   days on market $125,000 Active 4 DOM
6. 2026-06-13
   days on market $125,000 Active 2 DOM
7. 2007-03-05
   soldstatus $8,000

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$216/yr (+$18/mo · 23.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,663
• − Mortgage interest: −$7,002
• − Property taxes: −$934
• − Insurance: −$625
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$3,636
• Taxable loss: −$3,241
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $-224/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: Colquitt County
• NCES district ID: 1301380
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $32,950
• Composite: 22.11/100
• National rank: #8176
• State rank: #117 of 174 in GA

Livability — Berlin

• Score: 67/100
• State rank: #171
• US rank: #10741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berlin, GA
• Population (ZIP): 576

Population outlook (Colquitt County) Hauer SSP2

• Today (2025): 46,043 people
• By 2030: 45,757 · -0.6%
• By 2040: 44,929 · -2.4%
• By 2050: 43,901 · -4.7%
• By 2075: 40,831 · -11.3%
• By 2100: 37,986 · -17.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 52% Two or more races 28% Hispanic / Latino 20% Black 14%
• Hispanic origin (detail): Mexican 20%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 16%

Political lean MEDSL · Colquitt

• 2024 margin: Solid R (+50.2) · D 24.8% · R 75.0%
• 2008→2024 swing: -12.6pp toward R · 2008: -37.6pp · 2024: -50.2pp
• All cycles: 2024: R+50.2 2020: R+47.2 2016: R+47.3 2012: R+39.6 2008: R+37.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.11%
• Current HPI: 115.7362
• 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

101 events — show timeline

• 2026-06-21 Relisted — MBOR
• 2026-06-21 Delisted — MBOR
• 2026-06-21 Relisted — MBOR
• 2026-06-20 Delisted — MBOR
• 2026-06-20 Relisted — MBOR
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• 2026-06-19 Delisted — MBOR
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• 2026-06-18 Delisted — MBOR
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• 2026-06-17 Delisted — MBOR
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• 2026-06-15 Delisted — MBOR
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• 2026-06-14 Delisted — MBOR
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• 2026-06-13 Delisted — MBOR
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• 2026-05-31 Relisted — MBOR
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• 2026-05-30 Relisted — MBOR
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• 2026-05-28 Relisted — MBOR
• 2026-05-28 Delisted — MBOR
• 2026-05-28 Relisted — MBOR
• 2026-05-28 Delisted — MBOR
• 2026-05-27 Relisted — MBOR
• 2026-05-27 Delisted — MBOR
• 2007-03-05 Sold (Public Records) $8,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $934 · -3.3% YoY. Source: county tax records.