706 Virginia Ave · Glennville, GA 30427

$139,000

2 bd · 2.0 ba · 1,435 sqft · SingleFamily public records · 207 Days on market

Built 1953 0.25 ac lot $97/sqft · at area comps Est $144k · at est.

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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).

• Cash flow +20.6/30.0
• ARV discount +9.2/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming mint green cottage in Glennville. 2 bedroom 2 bath home with a bonus room that could be used as an office, playroom or possibly a 3rd bedroom. Features hardwood floors and updated kitchen. Large backyard with storage building. Great starter home. This home is ready for its next chapter

Key facts

• Large backyard
• Storage building
• Bonus room

Tags

• BONUS ROOM
• HARDWOOD FLOORS
• UPDATED KITCHEN
• LARGE BACKYARD
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (4.0% below list).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.9% in Glennville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#280 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D+, amenities F, commute F.
• Tattnall County (rural): math 29% / reading 28% proficiency, ranked #103 of 174 in GA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Glennville Elementary School (math 22% / reading 22%); South Tattnall Middle School (math 37% / reading 35%, grade F, #178 of 470 statewide, top 39%, 382 students, 78% FRL); Tattnall County High School (math 19% / reading 29%, grade F, #203 of 424 statewide, top 48%, 1,036 students, 78% FRL).
• Market conditions: 77 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 46 units permitted in Tattnall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tattnall County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $40k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $139k implies a 485% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.96% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (median comp): $144,342
• List price: $139,000
• Delta: -3.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 W Mendell Ave	0.28mi	3/2.0 (+1)	1,495 (+4%)	10mo	$130,000	$87	67
302 N Church St	0.75mi	3/2.0 (+1)	1,400 (-2%)	2mo	$220,500	$158	55
304 Morris St	0.43mi	2/2.0	1,247 (-13%)	5mo	$157,500	$126	54
422 Rushing St	0.13mi	3/2.0 (+1)	1,610 (+12%)	18mo	$196,000	$122	54
413 E Banks St	0.75mi	3/2.0 (+1)	1,485 (+4%)	11mo	$240,000	$162	45
101 Jay St	0.28mi	3/2.0 (+1)	1,619 (+13%)	19mo	$255,000	$158	45
605 Morris St	0.34mi	3/2.0 (+1)	1,611 (+12%)	17mo	$244,900	$152	45
301 Jay St	0.50mi	3/2.0 (+1)	1,290 (-10%)	12mo	$242,000	$188	44
114 S Tillman St	0.62mi	3/2.0 (+1)	1,500 (+4%)	19mo	$235,000	$157	43
400 W Mann St	0.74mi	3/2.0 (+1)	1,600 (+12%)	6mo	$236,000	$148	37
209 South Baker St	0.68mi	3/2.0 (+1)	1,590 (+11%)	18mo	$237,500	$149	31
205 N Rushing St	0.70mi	3/1.0 (+1)	1,278 (-11%)	13mo	$90,000	$70	30

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-10,666
• Equity at exit: $20,725

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $5,877
• Equity at exit: $12,018

Cash invested: $38,920 (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 30427

• Home prices YoY: -7.3%
• Active inventory: 77
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $187

Break-even live

Break-even rent $1,097

Max offer price $139,000

Occupancy floor 81%

Sensitivity live

Price	-10% $265	-5% $226	+0% $187	+5% $147	+10% $108
Rent	-10% $81	-5% $134	+0% $187	+5% $239	+10% $292
Rate	-1.0pp $257	-0.5pp $222	base $187	+0.5pp $151	+1.0pp $114

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 Morris St Glennville, GA	3.0	2.0	1855	$1,400	$0.75	46d	1	0.37mi
26 Lc Dr Glennville, GA	3.0	1.0	1200	$1,100	$0.92	46d	1	1.42mi

Listing history 21 events

1. 2026-06-21
   days on market $139,000 Active 207 DOM
2. 2026-06-19
   days on market $139,000 Active 205 DOM
3. 2026-06-18
   days on market $139,000 Active 204 DOM
4. 2026-06-17
   days on market $139,000 Active 203 DOM
5. 2026-06-16
   days on market $139,000 Active 202 DOM
6. 2026-06-15
   days on market $139,000 Active 201 DOM
7. 2026-06-14
   days on market $139,000 Active 199 DOM
8. 2026-06-13
   days on market $139,000 Active 198 DOM
9. 2026-06-10
   days on market $139,000 Active 196 DOM
10. 2026-06-09
    days on market $139,000 Active 195 DOM
11. 2026-06-08
    days on market $139,000 Active 194 DOM
12. 2026-06-07
    days on market $139,000 Active 193 DOM
13. 2026-06-05
    days on market $139,000 Active 190 DOM
14. 2026-06-03
    status $139,000 Active 189 DOM
15. 2026-05-13
    status Pending 295-char remark

    Show marketing remark (295 chars)

    Charming mint green cottage in Glennville. 2 bedroom 2 bath home with a bonus room that could be used as an office, playroom or possibly a 3rd bedroom. Features hardwood floors and updated kitchen. Large backyard with storage building. Great starter home. This home is ready for its next chapter

16. 2026-04-23
    price $139,000 295-char remark

    Show marketing remark (295 chars)

    Charming mint green cottage in Glennville. 2 bedroom 2 bath home with a bonus room that could be used as an office, playroom or possibly a 3rd bedroom. Features hardwood floors and updated kitchen. Large backyard with storage building. Great starter home. This home is ready for its next chapter

17. 2026-03-12
    price $149,900 295-char remark

    Show marketing remark (295 chars)

    Charming mint green cottage in Glennville. 2 bedroom 2 bath home with a bonus room that could be used as an office, playroom or possibly a 3rd bedroom. Features hardwood floors and updated kitchen. Large backyard with storage building. Great starter home. This home is ready for its next chapter

18. 2026-02-03
    price $169,000 295-char remark

    Show marketing remark (295 chars)

    Charming mint green cottage in Glennville. 2 bedroom 2 bath home with a bonus room that could be used as an office, playroom or possibly a 3rd bedroom. Features hardwood floors and updated kitchen. Large backyard with storage building. Great starter home. This home is ready for its next chapter

19. 2025-11-04
    listed $179,000 Active 295-char remark

    Show marketing remark (295 chars)

    Charming mint green cottage in Glennville. 2 bedroom 2 bath home with a bonus room that could be used as an office, playroom or possibly a 3rd bedroom. Features hardwood floors and updated kitchen. Large backyard with storage building. Great starter home. This home is ready for its next chapter

20. 2013-10-22
    soldstatus $23,750 215-char remark

    Show marketing remark (215 chars)

    (Imported from ABBR ListingId 12737) Home was built prior to 1978 and lead-based paint potentially exists. 2 bedroom home situated on .25 acres located in the City limits of Glennville. Seller's addendums required.

21. 2013-09-10
    listed $23,000 215-char remark

    Show marketing remark (215 chars)

    (Imported from ABBR ListingId 12737) Home was built prior to 1978 and lead-based paint potentially exists. 2 bedroom home situated on .25 acres located in the City limits of Glennville. Seller's addendums required.

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$317/yr (+$26/mo · 33.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,006
• − Mortgage interest: −$7,786
• − Property taxes: −$961
• − Insurance: −$695
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$4,044
• Taxable loss: −$41
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $2,251/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: Tattnall County
• NCES district ID: 1304770
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 28% ▼ -1.00%
• Median HH income: $36,214
• Composite: 23.65/100
• National rank: #7843
• State rank: #103 of 174 in GA

Livability — Glennville

• Score: 63/100
• State rank: #280
• US rank: #15005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glennville, GA
• Population (ZIP): 11,892

Population outlook (Tattnall County) Hauer SSP2

• Today (2025): 24,831 people
• By 2030: 24,823 · +-0.0%
• By 2040: 25,225 · +1.6%
• By 2050: 25,678 · +3.4%
• By 2075: 24,210 · -2.5%
• By 2100: 21,404 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 23% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Tattnall

• 2024 margin: Solid R (+53.4) · D 23.1% · R 76.5%
• 2008→2024 swing: -11.8pp toward R · 2008: -41.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+48.8 2016: R+49.6 2012: R+42.2 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.04%
• Current HPI: 240.8632
• 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

+504.3% since first listed

7 events — show timeline

• 2026-05-13 Pending — HABR
• 2026-04-23 Price Changed $139,000 HABR
• 2026-03-12 Price Changed $149,900 HABR
• 2026-02-03 Price Changed $169,000 HABR
• 2025-11-04 Listed $179,000 HABR
• 2013-10-22 Sold (MLS) $23,750 GAMLS
• 2013-09-10 Listed $23,000 GAMLS

Property tax history

+12.2%/yr

Latest (2025): $961 · +33.9% YoY. Source: county tax records.