721 Ronnie St · Metter, GA 30439

$85,000

4 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 35 Days on market

Built 1989 $63/sqft · 67% below area

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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 +7.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Investor Opportunity - 3 Bed / 2 Bath on Spacious Lot! Great investment property with tons of potential! This 3 bedroom, 2 bathroom home offers a solid layout featuring a large kitchen with plenty of cabinet space, open living area, and generously sized bedrooms. Situated on a spacious lot, the property includes a front deck and a covered back porch area ready for repair or customization. With some updates and TLC, this home could make a great rental or flip. Highlights: 3 Bedrooms / 2 Bathrooms Large kitchen with ample cabinetry Open living space Spacious yard Front deck + covered back porch Strong investment potential Being sold as-is. Don't miss this opportunity!

Key facts

• Spacious yard
• Front deck
• Large kitchen

Tags

• LARGE KITCHEN
• OPEN LIVING SPACE
• SPACIOUS YARD
• FRONT DECK
• COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 4.2% in Metter — 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 65/100 on livability (#208 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D+, schools F, amenities F.
• Candler County (rural): math 30% / reading 27% proficiency, ranked #106 of 174 in GA (top 61%) — 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.
• Market conditions: 41 active listings in the ZIP; 7 units permitted in Candler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($588 loan paydown + $4k appreciation (4.6% local appreciation)).
• Candler County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 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?
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: 1.91% ✓
• Cap rate: 16.01%
• Cash-on-cash: 34.72%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (median comp): $257,992
• List price: $85,000
• Delta: -67.05%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

4.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.9%
• Equity multiple: 3.59×
• Total profit: $61,741
• Equity at exit: $46,327

10-year hold

• IRR: 41.2%
• Equity multiple: 7.29×
• Total profit: $149,651
• Equity at exit: $78,471

Cash invested: $23,800 (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 30439

• Home prices YoY: 1.7%
• Active inventory: 41
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$111 /mo · $1,334/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $689

Break-even live

Break-even rent $750

Max offer price $85,000

Occupancy floor 53%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-21
   listed $85,000 New 684-char remark

   Show marketing remark (684 chars)

   Investor Opportunity - 3 Bed / 2 Bath on Spacious Lot! Great investment property with tons of potential! This 3 bedroom, 2 bathroom home offers a solid layout featuring a large kitchen with plenty of cabinet space, open living area, and generously sized bedrooms. Situated on a spacious lot, the property includes a front deck and a covered back porch area ready for repair or customization. With some updates and TLC, this home could make a great rental or flip. Highlights: 3 Bedrooms / 2 Bathrooms Large kitchen with ample cabinetry Open living space Spacious yard Front deck + covered back porch Strong investment potential Being sold as-is. Don't miss this opportunity!

2. 2023-06-09
   historical
3. 2023-05-09
   soldstatus $95,000
4. 2021-09-03
   soldstatus $68,000
5. 2021-08-18
   soldstatus $68,000 Sold 399-char remark

   Show marketing remark (399 chars)

   Completely gutted and renovated in 2020. 4bd, 2ba with private back yard. Brand New HVAC unit, new tankless water heater, new subfloors, new electric wiring through out the entire house, new cabinets, new laminate flooring, new carpet, new enclosed deck, and new fence. Owner recently had 6 trees removed, yard leveled, grass planted and driveway smoothed. Alarm System and Shed are negotiable.

6. 2021-08-17
   listed $72,900
7. 2021-08-16
   soldstatus $68,000
8. 2021-07-27
   status Under Contract 399-char remark

   Show marketing remark (399 chars)

   Completely gutted and renovated in 2020. 4bd, 2ba with private back yard. Brand New HVAC unit, new tankless water heater, new subfloors, new electric wiring through out the entire house, new cabinets, new laminate flooring, new carpet, new enclosed deck, and new fence. Owner recently had 6 trees removed, yard leveled, grass planted and driveway smoothed. Alarm System and Shed are negotiable.

9. 2021-07-06
   listed $72,900 New 399-char remark

   Show marketing remark (399 chars)

   Completely gutted and renovated in 2020. 4bd, 2ba with private back yard. Brand New HVAC unit, new tankless water heater, new subfloors, new electric wiring through out the entire house, new cabinets, new laminate flooring, new carpet, new enclosed deck, and new fence. Owner recently had 6 trees removed, yard leveled, grass planted and driveway smoothed. Alarm System and Shed are negotiable.

ⓘ 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: $1,334 · $111/mo
• Projected year-2 tax: $1,334 · $111/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,456
• − Mortgage interest: −$4,761
• − Property taxes: −$1,334
• − Insurance: −$425
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$2,473
• Taxable income: $7,350
• Est. tax owed @ 24.0%: −$1,764
• After-tax cash flow: $6,498/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: Candler County
• NCES district ID: 1300810
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $33,775
• Composite: 23.43/100
• National rank: #7887
• State rank: #106 of 174 in GA

Livability — Metter

• Score: 65/100
• State rank: #208
• US rank: #12658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Metter, GA
• City population: 10,583
• Population (ZIP): 10,583

Population outlook (Candler County) Hauer SSP2

• Today (2025): 10,702 people
• By 2030: 10,444 · -2.4%
• By 2040: 9,768 · -8.7%
• By 2050: 8,923 · -16.6%
• By 2075: 6,603 · -38.3%
• By 2100: 4,429 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 23% Hispanic / Latino 13% Two or more races 7% Native American 3%
• Hispanic origin (detail): Mexican 10% Cuban 1%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Candler

• 2024 margin: Solid R (+47.5) · D 26.2% · R 73.7%
• 2008→2024 swing: -16.9pp toward R · 2008: -30.6pp · 2024: -47.5pp
• All cycles: 2024: R+47.5 2020: R+42.1 2016: R+43.6 2012: R+33.7 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.64%
• Current HPI: 271.7303
• 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

+16.6% since first listed

9 events — show timeline

• 2026-04-21 Listed $85,000 GAMLS
• 2023-06-09 Rental Removed — RENT.
• 2023-05-09 Sold (Public Records) $95,000 Public Records
• 2021-09-03 Sold (Public Records) $68,000 Public Records
• 2021-08-18 Sold (MLS) $68,000 GAMLS
• 2021-08-17 Listed $72,900 TBOR
• 2021-08-16 Sold (MLS) $68,000 TBOR
• 2021-07-27 Pending — GAMLS
• 2021-07-06 Listed $72,900 GAMLS

Property tax history

+12.2%/yr

Latest (2025): $1,334 · +5.2% YoY. Source: county tax records.