54 Davis Carter Rd · Monticello, GA 31064

$230,000

1 bd · 1.0 ba · 750 sqft · SingleFamily · 5 Days on market

Built 2025 12 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks

Welcome to 54 Davis Carter Road!! Discover the perfect blend of privacy, convenience, and opportunity on this beautiful 12.23-acre property in beautiful Monticello, GA. The property features a newly constructed metal building (2025) with approximately 30' x 25' of enclosed space, complemented by a 10' x 25' covered area on one side and a 13' x 25' lean-to on the other-providing ample room for equipment, storage, workshop space, or future project needs. Significant site improvements have already been completed, saving you time and money. A well has been drilled for a water source, the property has successfully passed a perc test, and underground power has been installed from the road to the

Key facts

• Turnkey homesite
• Front entrance gate
• 12.23 acre lot

Tags

• WELL HAS BEEN DRILLED
• FRONT ENTRANCE GATE
• OVER 200 FEET OF ROAD FRONTAGE
• TURNKEY HOMESITE
• SHORT DRIVE TO JACKSON LAKE

Property features AI

Finance

• Other: Resale condition
• HOA & community: No HOA

Exterior

• Parking: Garage parking
• Utilities: Well water; Private sewer; Electricity available on property; Cable available; High-speed internet available; Phone service available; Water available
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 2025; Steel siding construction; Metal roof
• Exterior features: Corner lot; Level, open and private lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 1 bedroom on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No central heating listed; No central cooling listed
• Interior features: Open, simple interior (listed as Other); One-level layout
• Laundry & utility: Washer and dryer included; Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-355 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (32.0% below list).
• Recommended offer: $156k (32.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#16 in GA, #2,229 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, employment D+, commute F.
• Jasper County (rural): math 24% / reading 30% proficiency, ranked #113 of 174 in GA (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Washington Park Elementary School (math 27% / reading 29%, grade F, #673 of 1,228 statewide, top 55%, 564 students, 60% FRL); Jasper County Middle School (math 20% / reading 28%, grade F, #311 of 470 statewide, top 68%, 630 students, 58% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 179 active listings in the ZIP; 183 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 41% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,312 (32.0% 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. 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. 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?
5. 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.
6. 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.
7. 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: 4.44%
• Cash-on-cash: -6.61%
• DSCR: 0.71
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.6%
• Equity multiple: 2.59×
• Total profit: $102,702
• Equity at exit: $207,202

10-year hold

• IRR: 18.0%
• Equity multiple: 5.97×
• Total profit: $320,249
• Equity at exit: $446,839

Cash invested: $64,400 (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 31064

• Home prices YoY: 16.0%
• Active inventory: 179
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-355

Break-even live

Break-even rent $2,012

Max offer price $178,687

Occupancy floor —

Sensitivity live

Price	-10% $-196	-5% $-275	+0% $-355	+5% $-434	+10% $-514
Rent	-10% $-478	-5% $-416	+0% $-355	+5% $-293	+10% $-231
Rate	-1.0pp $-239	-0.5pp $-296	base $-355	+0.5pp $-414	+1.0pp $-475

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $230,000 Active 5 DOM
2. 2026-06-18
   days on market $230,000 Active 2 DOM
3. 2026-06-17
   statusdays on marketlisting id $230,000 Active 1 DOM
4. 2026-06-16
   days on market $230,000 New 5 DOM
5. 2026-06-15
   days on market $230,000 New 4 DOM
6. 2026-06-13
   days on market $230,000 New 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $230,000 New 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,757
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$6,691
• Taxable loss: −$8,418
• Est. tax savings @ 24.0%: +$2,020
• After-tax cash flow: $-2,235/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: Jasper County
• NCES district ID: 1302970
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $42,606
• Composite: 22.99/100
• National rank: #7980
• State rank: #113 of 174 in GA

Livability — Monticello

• Score: 79/100
• State rank: #16
• US rank: #2229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,859

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 13,020 people
• By 2030: 12,538 · -3.7%
• By 2040: 11,355 · -12.8%
• By 2050: 9,955 · -23.5%
• By 2075: 6,646 · -49.0%
• By 2100: 4,022 · -69.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+58.4) · D 20.6% · R 79.0%
• 2008→2024 swing: -24.8pp toward R · 2008: -33.6pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.1 2016: R+46.7 2012: R+38.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 58.00%
• Current HPI: 420.9288
• 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

1 event — show timeline

• 2026-06-08 Listed $230,000 GAMLS