3540 Williams St · Patterson, GA 31557

$174,900

3 bd · 2.0 ba · 1,635 sqft · SingleFamily public records · 144 Days on market

Built 1969 0.28 ac lot $107/sqft · at area comps Est $175k · 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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.6/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.8/10.0

Listing remarks MLS

Many updates have been done to this nice brick home!! NEW METAL ROOF! Freshly painted living area with new flooring in the living area through to the kitchen. The living area is large with a wood burning fireplace. A bonus living room just near the kitchen might be great as a movie room or a place for those video games. Nice large kitchen with appliances. Pantry closet. Lots of cabinets. ALL WINDOWS have been replaced. The house is REPLUMBED with the plumbing buried around the outside of the house for ease of access. City water and sewer. Exterior doors have been replaced. Laundry room inside has extra storage area. 3 spacious bedrooms. The primary bedroom has double closets and an ENSUITE BATH. The hall bathroom has been renovated. ELECTRICAL PANEL is brand new. Nice brick carport with a side door entry. Large storage closets under the carport. Private backyard with a screened "man cave". 2 storage buildings and a shed give you plenty of storage. Quiet street and small town charm. This may be just what you have been looking for. Priced to sell.

Key facts

• New flooring
• Large kitchen
• Bonus living room

Tags

• NEW ROOF
• FRESHLY PAINTED LIVING AREA
• NEW FLOORING
• WOOD BURNING FIREPLACE
• BONUS LIVING ROOM
• LARGE KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (31.7% below list).
• Recommended offer: $120k (31.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#110 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime D+, amenities F, commute F.
• Pierce County (rural): math 52% / reading 51% proficiency, ranked #15 of 174 in GA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 27 active listings in the ZIP; 88 units permitted in Pierce County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $70k; list at $175k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $119,536 (31.7% 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 144 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.68% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 12.2

CMA / ARV

• ARV (median comp): $175,219
• List price: $174,900
• Delta: -0.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3548 Williams St	0.04mi	3/2.0	1,627 (-0%)	3mo	$205,000	$126	95
6034 E Main St	0.48mi	3/2.0	1,640 (+0%)	6mo	$157,035	$96	72
5525 E Railroad Ave	0.25mi	3/2.0	1,416 (-13%)	4mo	$150,000	$106	63
3501 Martin St	0.15mi	3/1.5	1,746 (+7%)	20mo	$185,000	$106	63
5871 E Main St	0.03mi	3/1.5	1,864 (+14%)	14mo	$219,000	$117	62
3268 Peach Ave	0.58mi	3/1.5	1,652 (+1%)	12mo	$166,000	$100	60
3548 Dallas St	0.22mi	3/2.0	1,463 (-10%)	17mo	$265,000	$181	58
5772 Industrial Blvd	0.47mi	3/2.0	1,823 (+12%)	1mo	$156,000	$86	58
5847 Industrial Blvd	0.67mi	3/2.0	1,610 (-2%)	10mo	$264,000	$164	58
5947 Reese St	0.68mi	3/2.0	1,549 (-5%)	5mo	$250,000	$161	55
5960 Reese St	0.72mi	4/2.0 (+1)	1,747 (+7%)	20mo	$290,000	$166	33

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: 20.8%
• Equity multiple: 2.69×
• Total profit: $82,643
• Equity at exit: $157,564

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $253,225
• Equity at exit: $339,792

Cash invested: $48,972 (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 31557

• Home prices YoY: 12.8%
• Active inventory: 27
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$152 /mo · $1,823/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-198

Break-even live

Break-even rent $1,446

Max offer price $139,983

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-148	+0% $-198	+5% $-247	+10% $-297
Rent	-10% $-292	-5% $-245	+0% $-198	+5% $-150	+10% $-103
Rate	-1.0pp $-110	-0.5pp $-153	base $-198	+0.5pp $-243	+1.0pp $-289

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $174,900 Active 144 DOM
2. 2026-06-18
   days on market $174,900 Active 142 DOM
3. 2026-06-17
   days on market $174,900 Active 141 DOM
4. 2026-06-16
   days on market $174,900 Active 140 DOM
5. 2026-06-15
   days on market $174,900 Active 139 DOM
6. 2026-06-13
   days on market $174,900 Active 137 DOM
7. 2026-06-12
   days on market $174,900 Active 136 DOM
8. 2026-06-09
   days on market $174,900 Active 133 DOM
9. 2026-06-08
   days on market $174,900 Active 132 DOM
10. 2026-06-07
    days on market $174,900 Active 131 DOM
11. 2026-06-07
    days on market $174,900 Active 130 DOM
12. 2026-06-04
    days on market $174,900 Active 127 DOM
13. 2026-06-02
    days on market $174,900 Active 126 DOM
14. 2026-06-01
    days on market $174,900 Active 125 DOM
15. 2026-05-31
    days on market $174,900 Active 124 DOM
16. 2026-05-31
    days on market $174,900 Active 123 DOM
17. 2026-04-09
    price $174,900 1073-char remark

    Show marketing remark (1073 chars)

    Many updates have been done to this nice brick home!! NEW METAL ROOF! Freshly painted living area with new flooring in the living area through to the kitchen. The living area is large with a wood burning fireplace. A bonus living room just near the kitchen might be great as a movie room or a place for those video games. Nice large kitchen with appliances. Pantry closet. Lots of cabinets. ALL WINDOWS have been replaced. The house is REPLUMBED with the plumbing buried around the outside of the house for ease of access. City water and sewer. Exterior doors have been replaced. Laundry room inside has extra storage area. 3 spacious bedrooms. The primary bedroom has double closets and an ENSUITE BATH. The hall bathroom has been renovated. ELECTRICAL PANEL is brand new. Nice brick carport with a side door entry. Large storage closets under the carport. Private backyard with a screened "man cave". 2 storage buildings and a shed give you plenty of storage. Quiet street and small town charm. This may be just what you have been looking for. Priced to sell.

18. 2026-04-09
    status Active 1073-char remark

    Show marketing remark (1073 chars)

    Many updates have been done to this nice brick home!! NEW METAL ROOF! Freshly painted living area with new flooring in the living area through to the kitchen. The living area is large with a wood burning fireplace. A bonus living room just near the kitchen might be great as a movie room or a place for those video games. Nice large kitchen with appliances. Pantry closet. Lots of cabinets. ALL WINDOWS have been replaced. The house is REPLUMBED with the plumbing buried around the outside of the house for ease of access. City water and sewer. Exterior doors have been replaced. Laundry room inside has extra storage area. 3 spacious bedrooms. The primary bedroom has double closets and an ENSUITE BATH. The hall bathroom has been renovated. ELECTRICAL PANEL is brand new. Nice brick carport with a side door entry. Large storage closets under the carport. Private backyard with a screened "man cave". 2 storage buildings and a shed give you plenty of storage. Quiet street and small town charm. This may be just what you have been looking for. Priced to sell.

19. 2026-04-03
    status Pending 1073-char remark

    Show marketing remark (1073 chars)

    Many updates have been done to this nice brick home!! NEW METAL ROOF! Freshly painted living area with new flooring in the living area through to the kitchen. The living area is large with a wood burning fireplace. A bonus living room just near the kitchen might be great as a movie room or a place for those video games. Nice large kitchen with appliances. Pantry closet. Lots of cabinets. ALL WINDOWS have been replaced. The house is REPLUMBED with the plumbing buried around the outside of the house for ease of access. City water and sewer. Exterior doors have been replaced. Laundry room inside has extra storage area. 3 spacious bedrooms. The primary bedroom has double closets and an ENSUITE BATH. The hall bathroom has been renovated. ELECTRICAL PANEL is brand new. Nice brick carport with a side door entry. Large storage closets under the carport. Private backyard with a screened "man cave". 2 storage buildings and a shed give you plenty of storage. Quiet street and small town charm. This may be just what you have been looking for. Priced to sell.

20. 2026-02-19
    price $169,900 1073-char remark

    Show marketing remark (1073 chars)

    Many updates have been done to this nice brick home!! NEW METAL ROOF! Freshly painted living area with new flooring in the living area through to the kitchen. The living area is large with a wood burning fireplace. A bonus living room just near the kitchen might be great as a movie room or a place for those video games. Nice large kitchen with appliances. Pantry closet. Lots of cabinets. ALL WINDOWS have been replaced. The house is REPLUMBED with the plumbing buried around the outside of the house for ease of access. City water and sewer. Exterior doors have been replaced. Laundry room inside has extra storage area. 3 spacious bedrooms. The primary bedroom has double closets and an ENSUITE BATH. The hall bathroom has been renovated. ELECTRICAL PANEL is brand new. Nice brick carport with a side door entry. Large storage closets under the carport. Private backyard with a screened "man cave". 2 storage buildings and a shed give you plenty of storage. Quiet street and small town charm. This may be just what you have been looking for. Priced to sell.

21. 2026-02-09
    status Active 1073-char remark

    Show marketing remark (1073 chars)

    Many updates have been done to this nice brick home!! NEW METAL ROOF! Freshly painted living area with new flooring in the living area through to the kitchen. The living area is large with a wood burning fireplace. A bonus living room just near the kitchen might be great as a movie room or a place for those video games. Nice large kitchen with appliances. Pantry closet. Lots of cabinets. ALL WINDOWS have been replaced. The house is REPLUMBED with the plumbing buried around the outside of the house for ease of access. City water and sewer. Exterior doors have been replaced. Laundry room inside has extra storage area. 3 spacious bedrooms. The primary bedroom has double closets and an ENSUITE BATH. The hall bathroom has been renovated. ELECTRICAL PANEL is brand new. Nice brick carport with a side door entry. Large storage closets under the carport. Private backyard with a screened "man cave". 2 storage buildings and a shed give you plenty of storage. Quiet street and small town charm. This may be just what you have been looking for. Priced to sell.

22. 2026-02-08
    status Pending 1073-char remark

    Show marketing remark (1073 chars)

    Many updates have been done to this nice brick home!! NEW METAL ROOF! Freshly painted living area with new flooring in the living area through to the kitchen. The living area is large with a wood burning fireplace. A bonus living room just near the kitchen might be great as a movie room or a place for those video games. Nice large kitchen with appliances. Pantry closet. Lots of cabinets. ALL WINDOWS have been replaced. The house is REPLUMBED with the plumbing buried around the outside of the house for ease of access. City water and sewer. Exterior doors have been replaced. Laundry room inside has extra storage area. 3 spacious bedrooms. The primary bedroom has double closets and an ENSUITE BATH. The hall bathroom has been renovated. ELECTRICAL PANEL is brand new. Nice brick carport with a side door entry. Large storage closets under the carport. Private backyard with a screened "man cave". 2 storage buildings and a shed give you plenty of storage. Quiet street and small town charm. This may be just what you have been looking for. Priced to sell.

23. 2026-01-20
    listed $174,900 Active 1073-char remark

    Show marketing remark (1073 chars)

    Many updates have been done to this nice brick home!! NEW METAL ROOF! Freshly painted living area with new flooring in the living area through to the kitchen. The living area is large with a wood burning fireplace. A bonus living room just near the kitchen might be great as a movie room or a place for those video games. Nice large kitchen with appliances. Pantry closet. Lots of cabinets. ALL WINDOWS have been replaced. The house is REPLUMBED with the plumbing buried around the outside of the house for ease of access. City water and sewer. Exterior doors have been replaced. Laundry room inside has extra storage area. 3 spacious bedrooms. The primary bedroom has double closets and an ENSUITE BATH. The hall bathroom has been renovated. ELECTRICAL PANEL is brand new. Nice brick carport with a side door entry. Large storage closets under the carport. Private backyard with a screened "man cave". 2 storage buildings and a shed give you plenty of storage. Quiet street and small town charm. This may be just what you have been looking for. Priced to sell.

24. 2024-09-25
    listed $154,900 Active
25. 2024-03-21
    price $159,900
26. 2024-03-14
    price $169,900
27. 2024-02-20
    price $179,900
28. 2023-12-06
    price $189,900
29. 2023-09-30
    price $219,900
30. 2023-08-24
    listed $224,900 Active
31. 2014-08-25
    soldstatus $70,000

ⓘ 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: $1,823 · $152/mo
• Projected year-2 tax: $1,823 · $152/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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,344
• − Mortgage interest: −$9,797
• − Property taxes: −$1,823
• − Insurance: −$874
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$5,088
• Taxable loss: −$5,533
• Est. tax savings @ 24.0%: +$1,328
• After-tax cash flow: $-1,044/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: Pierce County
• NCES district ID: 1304140
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $39,523
• Composite: 43.04/100
• National rank: #3097
• State rank: #15 of 174 in GA

Livability — Patterson

• Score: 69/100
• State rank: #110
• US rank: #8413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Patterson, GA
• Population (ZIP): 3,717

Population outlook (Pierce County) Hauer SSP2

• Today (2025): 19,690 people
• By 2030: 19,886 · +1.0%
• By 2040: 20,140 · +2.3%
• By 2050: 20,113 · +2.1%
• By 2075: 19,166 · -2.7%
• By 2100: 16,296 · -17.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 20% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1% Hungarian 1%
• Foreign-born: 1% · Canada, Dominican Republic
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Pierce

• 2024 margin: Solid R (+77.5) · D 11.2% · R 88.7%
• 2008→2024 swing: -15.0pp toward R · 2008: -62.5pp · 2024: -77.5pp
• All cycles: 2024: R+77.5 2020: R+75.1 2016: R+74.0 2012: R+66.4 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 32.95%
• Current HPI: 289.3963
• 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

+149.9% since first listed

15 events — show timeline

• 2026-04-09 Price Changed $174,900 GIAR
• 2026-04-09 Relisted — GIAR
• 2026-04-03 Pending — GIAR
• 2026-02-19 Price Changed $169,900 GIAR
• 2026-02-09 Relisted — GIAR
• 2026-02-08 Pending — GIAR
• 2026-01-20 Listed $174,900 GIAR
• 2024-09-25 Listed $154,900 GIAR
• 2024-03-21 Price Changed $159,900 SEGAMLS
• 2024-03-14 Price Changed $169,900 SEGAMLS
• 2024-02-20 Price Changed $179,900 SEGAMLS
• 2023-12-06 Price Changed $189,900 SEGAMLS
• 2023-09-30 Price Changed $219,900 SEGAMLS
• 2023-08-24 Listed $224,900 SEGAMLS
• 2014-08-25 Sold (Public Records) $70,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,823 · +5.8% YoY. Source: county tax records.