187 Cantrell Dr SW · Plainville, GA 30733

$229,000

3 bd · 1.0 ba · 1,097 sqft · SingleFamily public records · 149 Days on market

Built 1971 0.46 ac lot $209/sqft · at area comps Est $225k · at est.

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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).

• Cash flow +10.5/30.0
• Appreciation +10.0/10.0
• ARV discount +6.6/15.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

This cozy brick ranch offers timeless character, comfortable living, and a welcoming setting in Plainville. Featuring 3 bedrooms and 1 bathroom, the home showcases hardwood floors and a functional open living and dining area that creates an easy flow for everyday living. The kitchen and main living spaces connect seamlessly, making the layout both practical and inviting. Each bedroom offers comfortable space with natural light, while the classic brick exterior adds durability and curb appeal. Step outside to enjoy a large back deck overlooking the yard, complete with an above-ground pool-perfect for relaxing or entertaining during warmer months. The property also includes a carport and two additional storage sheds, providing plenty of room for tools, equipment, or hobbies. Located with convenient access to nearby shopping, dining, and everyday amenities in surrounding communities, this home offers a peaceful setting without feeling isolated. Whether you're looking for a comfortable place to settle in or a property with outdoor features and storage already in place, this home delivers charm, functionality, and value. A solid, well-loved home with inviting spaces inside and out-ready to welcome its next owner.

Key facts

• Large back deck
• Brick exterior
• Carport

Tags

• BRICK EXTERIOR
• HARDWOOD FLOORS
• OPEN LIVING AND DINING AREA
• LARGE BACK DECK
• ABOVE-GROUND POOL
• CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (30.1% below list).
• Recommended offer: $160k (30.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#281 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Gordon County (rural): math 34% / reading 36% proficiency, ranked #65 of 174 in GA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Swain Elementary School (math 42% / reading 37%, grade F, #435 of 1,228 statewide, top 37%, 402 students, 66% FRL); Ashworth Middle School (math 34% / reading 40%, grade F, #164 of 470 statewide, top 35%, 596 students, 65% FRL); Gordon Central High School (math 12% / reading 32%, grade F, #213 of 424 statewide, top 51%, 871 students, 63% FRL).
• Market conditions: 15 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 414 units permitted in Gordon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $229k implies a 645% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $160,000 (30.1% 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 149 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 11.9

CMA / ARV

• ARV (median comp): $224,683
• List price: $229,000
• Delta: 1.92%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
273 Webberdale Dr SW	0.15mi	3/2.0	1,104 (+1%)	7mo	$90,000	$82	82

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: 22.7%
• Equity multiple: 2.83×
• Total profit: $117,184
• Equity at exit: $206,301

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $350,736
• Equity at exit: $444,897

Cash invested: $64,120 (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 30733

• Home prices YoY: 9.4%
• Active inventory: 15
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-117

Break-even live

Break-even rent $1,748

Max offer price $208,376

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-52	+0% $-117	+5% $-182	+10% $-246
Rent	-10% $-243	-5% $-180	+0% $-117	+5% $-54	+10% $10
Rate	-1.0pp $-1	-0.5pp $-59	base $-117	+0.5pp $-176	+1.0pp $-236

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
191 Forrest Dr SW Plainville, GA	2.0	2.0	1460	$1,600	$1.10	13d	1	0.55mi

Listing history 31 events

1. 2026-06-21
   days on market $229,000 Active 149 DOM
2. 2026-06-19
   days on market $229,000 Active 147 DOM
3. 2026-06-18
   days on market $229,000 Active 146 DOM
4. 2026-06-17
   days on market $229,000 Active 145 DOM
5. 2026-06-16
   days on market $229,000 Active 144 DOM
6. 2026-06-15
   days on market $229,000 Active 143 DOM
7. 2026-06-14
   days on market $229,000 Active 141 DOM
8. 2026-06-13
   days on market $229,000 Active 140 DOM
9. 2026-06-10
   days on market $229,000 Active 138 DOM
10. 2026-06-09
    days on market $229,000 Active 137 DOM
11. 2026-06-08
    days on market $229,000 Active 136 DOM
12. 2026-06-07
    days on market $229,000 Active 135 DOM
13. 2026-06-03
    days on market $229,000 Active 131 DOM
14. 2026-06-02
    days on market $229,000 Active 130 DOM
15. 2026-06-01
    days on market $229,000 Active 129 DOM
16. 2026-05-31
    days on market $229,000 Active 128 DOM
17. 2026-05-30
    days on market $229,000 Active 127 DOM
18. 2026-05-02
    price $229,000 1239-char remark

    Show marketing remark (1257 chars)

    This cozy brick ranch offers timeless character, comfortable living, and a welcoming setting in Plainville. Featuring 3 bedrooms and 1 bathroom, the home showcases hardwood floors and a functional open living and dining area that creates an easy flow for everyday living. The kitchen and main living spaces connect seamlessly, making the layout both practical and inviting. Each bedroom offers comfortable space with natural light, while the classic brick exterior adds durability and curb appeal. Step outside to enjoy a large back deck overlooking the yard, complete with an above-ground pool—perfect for relaxing or entertaining during warmer months. The property also includes a carport and two additional storage sheds, providing plenty of room for tools, equipment, or hobbies. Located with convenient access to nearby shopping, dining, and everyday amenities in surrounding communities, this home offers a peaceful setting without feeling isolated. Whether you’re looking for a comfortable place to settle in or a property with outdoor features and storage already in place, this home delivers charm, functionality, and value. A solid, well-loved home with inviting spaces inside and out—ready to welcome its next owner.

19. 2026-05-02
    price $229,000 1257-char remark

    Show marketing remark (1257 chars)

    This cozy brick ranch offers timeless character, comfortable living, and a welcoming setting in Plainville. Featuring 3 bedrooms and 1 bathroom, the home showcases hardwood floors and a functional open living and dining area that creates an easy flow for everyday living. The kitchen and main living spaces connect seamlessly, making the layout both practical and inviting. Each bedroom offers comfortable space with natural light, while the classic brick exterior adds durability and curb appeal. Step outside to enjoy a large back deck overlooking the yard, complete with an above-ground pool—perfect for relaxing or entertaining during warmer months. The property also includes a carport and two additional storage sheds, providing plenty of room for tools, equipment, or hobbies. Located with convenient access to nearby shopping, dining, and everyday amenities in surrounding communities, this home offers a peaceful setting without feeling isolated. Whether you’re looking for a comfortable place to settle in or a property with outdoor features and storage already in place, this home delivers charm, functionality, and value. A solid, well-loved home with inviting spaces inside and out—ready to welcome its next owner.

20. 2026-02-12
    price $254,000 1257-char remark

    Show marketing remark (1239 chars)

    This cozy brick ranch offers timeless character, comfortable living, and a welcoming setting in Plainville. Featuring 3 bedrooms and 1 bathroom, the home showcases hardwood floors and a functional open living and dining area that creates an easy flow for everyday living. The kitchen and main living spaces connect seamlessly, making the layout both practical and inviting. Each bedroom offers comfortable space with natural light, while the classic brick exterior adds durability and curb appeal. Step outside to enjoy a large back deck overlooking the yard, complete with an above-ground pool-perfect for relaxing or entertaining during warmer months. The property also includes a carport and two additional storage sheds, providing plenty of room for tools, equipment, or hobbies. Located with convenient access to nearby shopping, dining, and everyday amenities in surrounding communities, this home offers a peaceful setting without feeling isolated. Whether you're looking for a comfortable place to settle in or a property with outdoor features and storage already in place, this home delivers charm, functionality, and value. A solid, well-loved home with inviting spaces inside and out-ready to welcome its next owner.

21. 2026-02-12
    price $254,000 1239-char remark

    Show marketing remark (1239 chars)

    This cozy brick ranch offers timeless character, comfortable living, and a welcoming setting in Plainville. Featuring 3 bedrooms and 1 bathroom, the home showcases hardwood floors and a functional open living and dining area that creates an easy flow for everyday living. The kitchen and main living spaces connect seamlessly, making the layout both practical and inviting. Each bedroom offers comfortable space with natural light, while the classic brick exterior adds durability and curb appeal. Step outside to enjoy a large back deck overlooking the yard, complete with an above-ground pool-perfect for relaxing or entertaining during warmer months. The property also includes a carport and two additional storage sheds, providing plenty of room for tools, equipment, or hobbies. Located with convenient access to nearby shopping, dining, and everyday amenities in surrounding communities, this home offers a peaceful setting without feeling isolated. Whether you're looking for a comfortable place to settle in or a property with outdoor features and storage already in place, this home delivers charm, functionality, and value. A solid, well-loved home with inviting spaces inside and out-ready to welcome its next owner.

22. 2026-01-23
    listed $259,000 New 1239-char remark

    Show marketing remark (1257 chars)

    This cozy brick ranch offers timeless character, comfortable living, and a welcoming setting in Plainville. Featuring 3 bedrooms and 1 bathroom, the home showcases hardwood floors and a functional open living and dining area that creates an easy flow for everyday living. The kitchen and main living spaces connect seamlessly, making the layout both practical and inviting. Each bedroom offers comfortable space with natural light, while the classic brick exterior adds durability and curb appeal. Step outside to enjoy a large back deck overlooking the yard, complete with an above-ground pool—perfect for relaxing or entertaining during warmer months. The property also includes a carport and two additional storage sheds, providing plenty of room for tools, equipment, or hobbies. Located with convenient access to nearby shopping, dining, and everyday amenities in surrounding communities, this home offers a peaceful setting without feeling isolated. Whether you’re looking for a comfortable place to settle in or a property with outdoor features and storage already in place, this home delivers charm, functionality, and value. A solid, well-loved home with inviting spaces inside and out—ready to welcome its next owner.

23. 2026-01-23
    listed $259,000 Active 1257-char remark

    Show marketing remark (1257 chars)

    This cozy brick ranch offers timeless character, comfortable living, and a welcoming setting in Plainville. Featuring 3 bedrooms and 1 bathroom, the home showcases hardwood floors and a functional open living and dining area that creates an easy flow for everyday living. The kitchen and main living spaces connect seamlessly, making the layout both practical and inviting. Each bedroom offers comfortable space with natural light, while the classic brick exterior adds durability and curb appeal. Step outside to enjoy a large back deck overlooking the yard, complete with an above-ground pool—perfect for relaxing or entertaining during warmer months. The property also includes a carport and two additional storage sheds, providing plenty of room for tools, equipment, or hobbies. Located with convenient access to nearby shopping, dining, and everyday amenities in surrounding communities, this home offers a peaceful setting without feeling isolated. Whether you’re looking for a comfortable place to settle in or a property with outdoor features and storage already in place, this home delivers charm, functionality, and value. A solid, well-loved home with inviting spaces inside and out—ready to welcome its next owner.

24. 2026-01-18
    historical
25. 2026-01-18
    historical
26. 2025-08-10
    price $270,000
27. 2025-08-10
    price $270,000
28. 2025-08-01
    listed $285,000 Active
29. 2025-07-31
    historical
30. 2025-07-22
    listed $285,000 New
31. 1996-09-27
    soldstatus $30,734

ⓘ 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: $1,013 · $84/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: +$1,094/yr (+$91/mo · 107.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$12,828
• − Property taxes: −$1,013
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$6,662
• Taxable loss: −$5,520
• Est. tax savings @ 24.0%: +$1,325
• After-tax cash flow: $-76/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: Gordon County
• NCES district ID: 1302430
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $43,906
• Composite: 29.77/100
• National rank: #6430
• State rank: #65 of 174 in GA

Livability — Plainville

• Score: 63/100
• State rank: #281
• US rank: #15131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,598

Population outlook (Gordon County) Hauer SSP2

• Today (2025): 59,151 people
• By 2030: 59,968 · +1.4%
• By 2040: 60,579 · +2.4%
• By 2050: 59,396 · +0.4%
• By 2075: 52,383 · -11.4%
• By 2100: 41,219 · -30.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Gordon

• 2024 margin: Solid R (+63.4) · D 18.1% · R 81.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -50.2pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+62.5 2016: R+63.6 2012: R+57.8 2008: R+50.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.46%
• Current HPI: 273.5069
• 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

+645.1% since first listed

14 events — show timeline

• 2026-05-02 Price Changed $229,000 GAMLS
• 2026-05-02 Price Changed $229,000 FMLS
• 2026-02-12 Price Changed $254,000 FMLS
• 2026-02-12 Price Changed $254,000 GAMLS
• 2026-01-23 Listed $259,000 FMLS
• 2026-01-23 Listed $259,000 GAMLS
• 2026-01-18 Listing Removed — FMLS
• 2026-01-18 Listing Removed — GAMLS
• 2025-08-10 Price Changed $270,000 GAMLS
• 2025-08-10 Price Changed $270,000 FMLS
• 2025-08-01 Listed $285,000 FMLS
• 2025-07-31 Coming Soon — FMLS
• 2025-07-22 Listed $285,000 GAMLS
• 1996-09-27 Sold (Public Records) $30,734 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,013 · +5.8% YoY. Source: county tax records.