227 South Parrott · Parrott, GA 39877

$60,000

1 bd · 1.0 ba · 3,000 sqft · SingleFamily · 69 Days on market

Built 1950 Poor condition 2.00 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Schools +0.8/10.0

Listing remarks MLS

2-acre commercial property located in Parrot, Georgia! Situated right off Hwy 520, this prime location offers excellent road frontage for maximum visibility. Features include: Two spacious warehouses for all your storage needs Drying shed for various purposes Old peanut cleaner inside one of the buildings, a unique bonus! Whether you're looking to expand your current operations or start a new venture, this property offers endless possibilities. Don't miss out on this rare opportunity to own a piece of commercial real estate in Parrot, Georgia.

Key facts

• Drying shed
• Prime location
• 2 acre lot

Tags

• 2 ACRE COMMERCIAL PROPERTY
• PRIME LOCATION
• EXCELLENT ROAD FRONTAGE
• TWO SPACIOUS WAREHOUSES
• DRYING SHED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#376 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, amenities F.
• Terrell County (rural): math 7% / reading 13% proficiency, ranked #167 of 174 in GA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cooper-Carver Elementary School (math 11% / reading 13%, grade F, #1,041 of 1,228 statewide, top 87%, 482 students, 100% FRL); Terrell Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 244 students, 100% FRL); Terrell High School (math 5% / reading 5%, grade F, #394 of 424 statewide, top 97%, 309 students, 100% FRL) — zoned schools average 100% FRL vs 79% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 2 units permitted in Terrell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $935 of equity ($415 loan paydown + $520 appreciation (0.9% local appreciation)).
• Terrell County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.69% ✓
• Cap rate: 14.06%
• Cash-on-cash: 27.73%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 2.52×
• Total profit: $25,470
• Equity at exit: $20,066

10-year hold

• IRR: 32.4%
• Equity multiple: 4.86×
• Total profit: $64,866
• Equity at exit: $26,347

Cash invested: $16,800 (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 39877

• Home prices YoY: 0.6%
• Active inventory: 5
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $388

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 57%

Sensitivity live

Price	-10% $430	-5% $409	+0% $388	+5% $367	+10% $347
Rent	-10% $308	-5% $348	+0% $388	+5% $428	+10% $468
Rate	-1.0pp $418	-0.5pp $403	base $388	+0.5pp $373	+1.0pp $357

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $60,000 Active 69 DOM
2. 2026-06-19
   days on market $60,000 Active 67 DOM
3. 2026-06-18
   days on market $60,000 Active 66 DOM
4. 2026-06-17
   days on market $60,000 Active 65 DOM
5. 2026-06-16
   days on market $60,000 Active 64 DOM
6. 2026-06-15
   days on market $60,000 Active 63 DOM
7. 2026-06-14
   days on market $60,000 Active 61 DOM
8. 2026-06-13
   days on market $60,000 Active 60 DOM
9. 2026-06-10
   days on market $60,000 Active 58 DOM
10. 2026-06-09
    days on market $60,000 Active 57 DOM
11. 2026-06-08
    days on market $60,000 Active 56 DOM
12. 2026-06-07
    days on market $60,000 Active 55 DOM
13. 2026-06-05
    days on market $60,000 Active 52 DOM
14. 2026-06-03
    days on market $60,000 Active 51 DOM
15. 2026-06-02
    days on market $60,000 Active 50 DOM
16. 2026-06-01
    days on market $60,000 Active 49 DOM
17. 2026-05-31
    days on market $60,000 Active 48 DOM
18. 2026-05-30
    days on market $60,000 Active 47 DOM
19. 2026-04-13
    listed $60,000 New 558-char remark

    Show marketing remark (558 chars)

    2-acre commercial property located in Parrot, Georgia! Situated right off Hwy 520, this prime location offers excellent road frontage for maximum visibility. Features include: Two spacious warehouses for all your storage needs Drying shed for various purposes Old peanut cleaner inside one of the buildings, a unique bonus! Whether you're looking to expand your current operations or start a new venture, this property offers endless possibilities. Don't miss out on this rare opportunity to own a piece of commercial real estate in Parrot, Georgia.

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

Taxation est. · year 1

• Rental income: $12,195
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$1,745
• Taxable income: $3,938
• Est. tax owed @ 24.0%: −$945
• After-tax cash flow: $3,713/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.

Condition & rehab AI · 10 photos

Poor 20/100 Extensive rehab

This property requires extensive rehabilitation, including repainting, re-roofing, and interior renovations. It presents significant potential for increased value through these improvements.

Repairs flagged

• Major roof — Severe rust and wear
• Major exterior — Severe rust and wear
• Major flooring — Exposed wooden floorboards
• Major interior walls — Exposed wooden beams
• Major HVAC/mechanicals — No visible HVAC/mechanicals
• Major landscaping — Overgrown grass and weeds

Value-add opportunities

• Both Painting and repainting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and trimming the overgrown grass — Improves curb appeal and enhances property value
• Both Re-roofing the building — Prevents further water damage and enhances structural integrity
• Both Rehabilitating the interior walls and flooring — Improves living conditions and enhances property value
• Both Installing HVAC/mechanicals — Enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Severe rust and wear	Major	$15,000–50,000
exterior · Severe rust and wear	Major	$15,000–50,000
flooring · Exposed wooden floorboards	Major	$15,000–50,000
interior walls · Exposed wooden beams	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals	Major	$15,000–50,000
landscaping · Overgrown grass and weeds	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting and repainting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and trimming the overgrown grass — Improves curb appeal and enhances property value ↑
• Both Re-roofing the building — Prevents further water damage and enhances structural integrity ↑
• Both Rehabilitating the interior walls and flooring — Improves living conditions and enhances property value ↑
• Both Installing HVAC/mechanicals — Enhances comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Terrell County
• NCES district ID: 1304860
• Math proficiency: 7% ▼ -14.00%
• Reading proficiency: 13% ▼ -9.00%
• Median HH income: $31,887
• Composite: 7.87/100
• National rank: #9928
• State rank: #167 of 174 in GA

Livability — Parrott

• Score: 60/100
• State rank: #376
• US rank: #19036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parrott, GA
• Population (ZIP): 362

Population outlook (Terrell County) Hauer SSP2

• Today (2025): 8,041 people
• By 2030: 7,444 · -7.4%
• By 2040: 6,339 · -21.2%
• By 2050: 5,415 · -32.7%
• By 2075: 4,220 · -47.5%
• By 2100: 3,750 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 41%
• Common ancestry: Romanian 2% Serbian 2% Portuguese 1%

Political lean MEDSL · Terrell

• 2024 margin: Toss-up / Even · D 51.9% · R 47.8%
• 2008→2024 swing: -9.7pp toward R · 2008: 13.8pp · 2024: 4.1pp
• All cycles: 2024: D+4.1 2020: D+8.4 2016: D+9.4 2012: D+16.1 2008: D+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.87%
• Current HPI: 158.4338
• 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

• 2026-04-13 Listed $60,000 GAMLS