5772 Industrial Blvd · Patterson, GA 31557

$157,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 56 Days on market

Built 2002 1.06 ac lot Est $265k · 41% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Appreciation +10.0/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Country-style home on 1 acre offers lots of space inside that includes a formal LR w/ hardwood floors & an eat-in kitchen w/ beautiful gourmet kitchen that includes prep island, all stainless steel appliances, custom cherry cabinets, utility/mudroom, recessed lighting, built-in china cabinet w/ bar, & tiled floors! Master suite is split-planned w/ a bonus room, huge walk-in closet, & master bath/spa! Nice downtown location! EQUAL HOUSING OPPORTUNITY

Key facts

• Wooded lot
• Plenty of privacy
• 1.06 acre lot

Tags

• WOODED LOT
• PLENTY OF PRIVACY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $-49 ($-587/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (21.9% below list).
• Recommended offer: $123k (21.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#110 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime D+, amenities F, commute F.
• Pierce County (rural): math 52% / reading 51% proficiency, ranked #15 of 174 in GA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 27 active listings in the ZIP; 88 units permitted in Pierce County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $119k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $122,664 (21.9% 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. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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?
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: 0.78% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $264,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5772 Industrial Blvd	0.00mi	3/2.0	1,823 (+1%)	1mo	$156,000	$86	97
6034 E Main St	0.19mi	3/2.0	1,640 (-9%)	6mo	$157,035	$96	71
4075 Dereck Ln	0.21mi	3/2.0	1,941 (+8%)	10mo	$325,000	$167	69
5847 Industrial Blvd	0.21mi	3/2.0	1,610 (-11%)	10mo	$264,000	$164	64
5947 Reese St	0.21mi	3/2.0	1,549 (-14%)	5mo	$250,000	$161	62
5960 Reese St	0.26mi	4/2.0 (+1)	1,747 (-3%)	20mo	$290,000	$166	61
3548 Williams St	0.44mi	3/2.0	1,627 (-10%)	3mo	$205,000	$126	61
5871 E Main St	0.44mi	3/1.5	1,864 (+4%)	14mo	$219,000	$117	60
3532 Dallas St	0.53mi	3/2.0	1,961 (+9%)	4mo	$289,000	$147	57
3501 Martin St	0.62mi	3/1.5	1,746 (-3%)	20mo	$185,000	$106	47

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.87×
• Total profit: $82,370
• Equity at exit: $141,438

10-year hold

• IRR: 20.8%
• Equity multiple: 6.57×
• Total profit: $244,969
• Equity at exit: $305,016

Cash invested: $43,960 (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 31557

• Home prices YoY: 12.8%
• Active inventory: 27
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$129 /mo · $1,550/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-49

Break-even live

Break-even rent $1,289

Max offer price $148,363

Occupancy floor 99%

Sensitivity live

Price	-10% $40	-5% $-4	+0% $-49	+5% $-93	+10% $-138
Rent	-10% $-146	-5% $-97	+0% $-49	+5% $0	+10% $48
Rate	-1.0pp $30	-0.5pp $-9	base $-49	+0.5pp $-90	+1.0pp $-131

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-24
   status Pending
2. 2026-03-01
   price $157,000
3. 2026-01-26
   listed $165,000 Active
4. 2015-07-17
   soldstatus $118,570 470-char remark

   Show marketing remark (470 chars)

   Country-style home on 1 acre offers lots of space inside that includes a formal LR w/ hardwood floors & an eat-in kitchen w/ beautiful gourmet kitchen that includes prep island, all stainless steel appliances, custom cherry cabinets, utility/mudroom, recessed lighting, built-in china cabinet w/ bar, & tiled floors! Master suite is split-planned w/ a bonus room, huge walk-in closet, & master bath/spa! Nice downtown location! EQUAL HOUSING OPPORTUNITY

5. 2015-02-13
   listed $119,000 470-char remark

   Show marketing remark (470 chars)

   Country-style home on 1 acre offers lots of space inside that includes a formal LR w/ hardwood floors & an eat-in kitchen w/ beautiful gourmet kitchen that includes prep island, all stainless steel appliances, custom cherry cabinets, utility/mudroom, recessed lighting, built-in china cabinet w/ bar, & tiled floors! Master suite is split-planned w/ a bonus room, huge walk-in closet, & master bath/spa! Nice downtown location! EQUAL HOUSING OPPORTUNITY

ⓘ 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: $1,550 · $129/mo
• Projected year-2 tax: $1,550 · $129/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 7/10 Severe
• 🌡 Heat 8/10 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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,720
• − Mortgage interest: −$8,794
• − Property taxes: −$1,550
• − Insurance: −$785
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$4,567
• Taxable loss: −$3,333
• Est. tax savings @ 24.0%: +$800
• After-tax cash flow: $213/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: Pierce County
• NCES district ID: 1304140
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $39,523
• Composite: 43.04/100
• National rank: #3097
• State rank: #15 of 174 in GA

Livability — Patterson

• Score: 69/100
• State rank: #110
• US rank: #8413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Patterson, GA
• Population (ZIP): 3,717

Population outlook (Pierce County) Hauer SSP2

• Today (2025): 19,690 people
• By 2030: 19,886 · +1.0%
• By 2040: 20,140 · +2.3%
• By 2050: 20,113 · +2.1%
• By 2075: 19,166 · -2.7%
• By 2100: 16,296 · -17.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 20% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1% Hungarian 1%
• Foreign-born: 1% · Canada, Dominican Republic
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Pierce

• 2024 margin: Solid R (+77.5) · D 11.2% · R 88.7%
• 2008→2024 swing: -15.0pp toward R · 2008: -62.5pp · 2024: -77.5pp
• All cycles: 2024: R+77.5 2020: R+75.1 2016: R+74.0 2012: R+66.4 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 32.95%
• Current HPI: 289.3963
• 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

+31.9% since first listed

5 events — show timeline

• 2026-03-24 Pending — GIAR
• 2026-03-01 Price Changed $157,000 GIAR
• 2026-01-26 Listed $165,000 GIAR
• 2015-07-17 Sold (MLS) $118,570 SEGAMLS
• 2015-02-13 Listed $119,000 SEGAMLS

Property tax history

-0.9%/yr

Latest (2025): $1,550 · +2.6% YoY. Source: county tax records.