11 Grant Ln · McRae-Helena, GA 31055

$67,000

3 bd · 1.5 ba · 1,680 sqft · SingleFamily public records · 19 Days on market

Built 2005 0.42 ac lot Est $114k · 41% under ↓ 29% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

call for appointment

Key facts

• Fenced in area
• Large living room
• Walk-in shower

Tags

• LARGE LIVING ROOM
• SEPARATE DINING AREA
• WALK-IN SHOWER
• SMALL PATIO AREA
• WORKSHOP STORAGE BUILDING
• FENCED IN AREA

Property features AI

Finance

• Other: Lot approximately 0.42 acres; Parcel number MC3300 011
• HOA & community: No HOA

Exterior

• Parking: Has an attached garage; Attached parking
• Utilities: Public water; Public sewer; Cable available; Electricity available; High-speed internet available
• Home design: Single family residence (house); Residential property; Fixer condition; Built in 2005
• Construction: Composition roof; Other construction materials; 1680 above-grade finished area
• Exterior features: Level lot

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5 bathrooms); Main level includes 1 bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Other interior features; One level layout; Electric water heater
• Laundry & utility: Laundry features listed as other

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Telfair County (rural): math 24% / reading 30% proficiency, ranked #122 of 174 in GA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 1 units permitted in Telfair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($463 loan paydown + $941 appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,995 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.80% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.01%
• DSCR: 2.34
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $114,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 E Grant St	0.45mi	3/2.0	1,563 (-7%)	2mo	$107,000	$68	64

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

Projected returns pro-forma

1.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 2.73×
• Total profit: $32,506
• Equity at exit: $24,296

10-year hold

• IRR: 35.0%
• Equity multiple: 5.33×
• Total profit: $81,173
• Equity at exit: $33,418

Cash invested: $18,760 (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 31055

• Home prices YoY: 0.7%
• Active inventory: 23
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $469

Break-even live

Break-even rent $615

Max offer price $67,000

Occupancy floor 56%

Sensitivity live

Price	-10% $507	-5% $488	+0% $469	+5% $450	+10% $431
Rent	-10% $374	-5% $421	+0% $469	+5% $517	+10% $565
Rate	-1.0pp $503	-0.5pp $486	base $469	+0.5pp $452	+1.0pp $434

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $67,000 Active 19 DOM
2. 2026-06-18
   days on market $67,000 Active 17 DOM
3. 2026-06-17
   days on market $67,000 Active 16 DOM
4. 2026-06-16
   days on market $67,000 Active 15 DOM
5. 2026-06-15
   statusdays on market $67,000 Active 14 DOM
6. 2026-06-13
   days on market $67,000 Back On Market 12 DOM
7. 2026-06-12
   status $67,000 Back On Market 11 DOM
8. 2026-06-09
   statusdays on market $67,000 Pending Offer Approval 11 DOM
9. 2026-06-08
   days on market $67,000 New 10 DOM
10. 2026-06-07
    days on market $67,000 New 9 DOM
11. 2026-06-05
    days on market $67,000 New 7 DOM
12. 2026-06-04
    days on market $67,000 New 5 DOM
13. 2026-06-02
    days on market $67,000 New 4 DOM
14. 2026-06-01
    days on market $67,000 New 3 DOM
15. 2026-05-31
    days on market $67,000 New 2 DOM
16. 2026-05-28
    listed $67,000 New
17. 2024-02-07
    soldstatus $140,000
18. 2024-01-31
    soldstatus $140,000 Sold 20-char remark

    Show marketing remark (20 chars)

    call for appointment

19. 2024-01-30
    historical 20-char remark

    Show marketing remark (20 chars)

    call for appointment

20. 2023-12-15
    listed $140,000 20-char remark

    Show marketing remark (20 chars)

    call for appointment

21. 2021-07-28
    soldstatus $95,000

ⓘ 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: $1,276 · $106/mo
• Projected year-2 tax: $1,276 · $106/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,503
• − Mortgage interest: −$3,753
• − Property taxes: −$1,276
• − Insurance: −$335
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$1,949
• Taxable income: $4,870
• Est. tax owed @ 24.0%: −$1,169
• After-tax cash flow: $4,462/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: Telfair County
• NCES district ID: 1304830
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $27,001
• Composite: 21.5/100
• National rank: #8324
• State rank: #122 of 174 in GA

Livability — McRae-Helena

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,871

Population outlook (Telfair County) Hauer SSP2

• Today (2025): 16,886 people
• By 2030: 16,997 · +0.7%
• By 2040: 16,869 · -0.1%
• By 2050: 16,591 · -1.7%
• By 2075: 15,414 · -8.7%
• By 2100: 12,081 · -28.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 46% Black 30% Hispanic / Latino 23% Two or more races 12%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Serbian 12% Romanian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Telfair

• 2024 margin: Solid R (+39.3) · D 30.2% · R 69.5%
• 2008→2024 swing: -25.0pp toward R · 2008: -14.3pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+30.9 2016: R+29.9 2012: R+15.6 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.41%
• Current HPI: 209.3374
• 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

-29.5% since first listed

6 events — show timeline

• 2026-05-28 Listed $67,000 GAMLS
• 2024-02-07 Sold (Public Records) $140,000 Public Records
• 2024-01-31 Sold (MLS) $140,000 GAMLS
• 2024-01-30 Listing Removed — GAMLS
• 2023-12-15 Listed $140,000 GAMLS
• 2021-07-28 Sold (Public Records) $95,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,276 · +7.6% YoY. Source: county tax records.