403 W 4th St · Donalsonville, GA 39845

$75,000

3 bd · 2.0 ba · 1,448 sqft · SingleFamily public records · 125 Days on market

Built 1961 7,405 sqft lot $52/sqft · 44% below area Est $133k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bed 2 Bath

Key facts

• 7,405 sq ft lot
• Garage
• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#93 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Seminole County (rural): math 26% / reading 31% proficiency, ranked #108 of 174 in GA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP; 4 units permitted in Seminole County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Seminole County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1961 — 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: 1.82% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.54%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $132,974
• List price: $75,000
• Delta: -43.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 W 4th St	0.21mi	2/1.0 (-1)	1,449 (+0%)	20mo	$147,234	$102	64
302 W 13th St	0.64mi	3/2.0	1,600 (+10%)	12mo	$178,000	$111	42
210 W Carr St	0.70mi	3/2.0	1,588 (+10%)	16mo	$210,000	$132	38

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: 26.5%
• Equity multiple: 2.10×
• Total profit: $23,030
• Equity at exit: $11,183

10-year hold

• IRR: 34.1%
• Equity multiple: 4.12×
• Total profit: $65,424
• Equity at exit: $6,485

Cash invested: $21,000 (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 39845

• Home prices YoY: -6.8%
• Active inventory: 22
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $552

Break-even live

Break-even rent $663

Max offer price $75,000

Occupancy floor 54%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 125 DOM
2. 2026-06-17
   days on market $75,000 Active 124 DOM
3. 2026-06-16
   days on market $75,000 Active 123 DOM
4. 2026-06-15
   days on market $75,000 Active 122 DOM
5. 2026-06-13
   days on market $75,000 Active 120 DOM
6. 2026-06-12
   days on market $75,000 Active 119 DOM
7. 2026-06-09
   days on market $75,000 Active 116 DOM
8. 2026-06-08
   days on market $75,000 Active 115 DOM
9. 2026-06-07
   days on market $75,000 Active 114 DOM
10. 2026-06-07
    days on market $75,000 Active 113 DOM
11. 2026-06-04
    days on market $75,000 Active 110 DOM
12. 2026-06-02
    days on market $75,000 Active 109 DOM
13. 2026-06-01
    days on market $75,000 Active 108 DOM
14. 2026-05-31
    days on market $75,000 Active 107 DOM
15. 2026-05-31
    days on market $75,000 Active 106 DOM
16. 2026-02-13
    listed $75,000 New 12-char remark

    Show marketing remark (12 chars)

    3 Bed 2 Bath

17. 2002-11-20
    soldstatus $55,000

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,188 · $99/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 ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $16,338
• − Mortgage interest: −$4,201
• − Property taxes: −$1,188
• − Insurance: −$375
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$2,182
• Taxable income: $5,778
• Est. tax owed @ 24.0%: −$1,387
• After-tax cash flow: $5,238/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: Seminole County
• NCES district ID: 1304530
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 31% ▼ -12.00%
• Median HH income: $32,870
• Composite: 23.31/100
• National rank: #7918
• State rank: #108 of 174 in GA

Livability — Donalsonville

• Score: 70/100
• State rank: #93
• US rank: #7445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donalsonville, GA
• Population (ZIP): 8,155

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 8,106 people
• By 2030: 7,748 · -4.4%
• By 2040: 6,975 · -14.0%
• By 2050: 6,198 · -23.5%
• By 2075: 4,592 · -43.4%
• By 2100: 2,953 · -63.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 35% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+40.4) · D 29.7% · R 70.2%
• 2008→2024 swing: -24.0pp toward R · 2008: -16.4pp · 2024: -40.4pp
• All cycles: 2024: R+40.4 2020: R+34.9 2016: R+32.3 2012: R+20.4 2008: R+16.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.93%
• Current HPI: 164.1565
• 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

+36.4% since first listed

2 events — show timeline

• 2026-02-13 Listed $75,000 GAMLS
• 2002-11-20 Sold (Public Records) $55,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,188 · +5.9% YoY. Source: county tax records.