363 W Brazell St · Reidsville, GA 30453

$75,000

3 bd · 1.0 ba · 720 sqft · SingleFamily public records · 71 Days on market

Built 1950 0.49 ac lot $104/sqft · 5% below area Est $79k · 5% 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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• Appreciation +8.5/10.0
• 1% rule +6.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This 3 bedroom, 1 bath, has central heating and air and loads of potential! Owner will consider owner financing with an adequate down payment. Ask for details. Home is located directly across from the back entrance to Jack Hill State Park.

Key facts

• 0.49 acre lot
• Built 1950
• Listed 70 days

Tags

• CENTRAL HEATING AND AIR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.9% in Reidsville — 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 66/100 on livability (#198 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools F, amenities F, commute F.
• Tattnall County (rural): math 29% / reading 28% proficiency, ranked #103 of 174 in GA (top 59%) — 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: 42 active listings in the ZIP; 46 units permitted in Tattnall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($519 loan paydown + $5k appreciation (6.9% local appreciation)).
• Tattnall County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.18% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.16%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (median comp): $79,136
• List price: $75,000
• Delta: -5.23%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

6.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 2.98×
• Total profit: $41,525
• Equity at exit: $51,525

10-year hold

• IRR: 26.4%
• Equity multiple: 6.18×
• Total profit: $108,877
• Equity at exit: $97,472

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 30453

• Home prices YoY: 3.1%
• Active inventory: 42
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $248

Break-even live

Break-even rent $571

Max offer price $75,000

Occupancy floor 67%

Sensitivity live

Price	-10% $290	-5% $269	+0% $248	+5% $227	+10% $205
Rent	-10% $178	-5% $213	+0% $248	+5% $283	+10% $318
Rate	-1.0pp $286	-0.5pp $267	base $248	+0.5pp $228	+1.0pp $209

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 22 events

1. 2026-06-19
   days on market $75,000 Active 71 DOM
2. 2026-06-18
   days on market $75,000 Active 70 DOM
3. 2026-06-17
   days on market $75,000 Active 69 DOM
4. 2026-06-16
   days on market $75,000 Active 68 DOM
5. 2026-06-15
   days on market $75,000 Active 67 DOM
6. 2026-06-14
   days on market $75,000 Active 65 DOM
7. 2026-06-13
   days on market $75,000 Active 64 DOM
8. 2026-06-10
   days on market $75,000 Active 62 DOM
9. 2026-06-09
   days on market $75,000 Active 61 DOM
10. 2026-06-08
    days on market $75,000 Active 60 DOM
11. 2026-06-07
    days on market $75,000 Active 59 DOM
12. 2026-06-05
    days on market $75,000 Active 56 DOM
13. 2026-06-03
    days on market $75,000 Active 55 DOM
14. 2026-06-02
    days on market $75,000 Active 54 DOM
15. 2026-06-01
    days on market $75,000 Active 53 DOM
16. 2026-05-31
    days on market $75,000 Active 52 DOM
17. 2026-05-30
    days on market $75,000 Active 51 DOM
18. 2026-04-07
    historical
19. 2025-12-15
    status Back On Market
20. 2025-11-26
    status Under Contract
21. 2025-10-07
    listed $75,000 New 242-char remark

    Show marketing remark (242 chars)

    This 3 bedroom, 1 bath, has central heating and air and loads of potential! Owner will consider owner financing with an adequate down payment. Ask for details. Home is located directly across from the back entrance to Jack Hill State Park.

22. 2025-10-07
    listed $75,000 New

    Show marketing remark (242 chars)

    This 3 bedroom, 1 bath, has central heating and air and loads of potential! Owner will consider owner financing with an adequate down payment. Ask for details. Home is located directly across from the back entrance to Jack Hill State Park.

ⓘ 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: $316 · $26/mo
• Projected year-2 tax: $690 · $58/mo
• Expected delta: +$374/yr (+$31/mo · 118.6%)

ⓘ 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 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,613
• − Mortgage interest: −$4,201
• − Property taxes: −$316
• − Insurance: −$375
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$2,182
• Taxable income: $1,841
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $2,532/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: Tattnall County
• NCES district ID: 1304770
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 28% ▼ -1.00%
• Median HH income: $36,214
• Composite: 23.65/100
• National rank: #7843
• State rank: #103 of 174 in GA

Livability — Reidsville

• Score: 66/100
• State rank: #198
• US rank: #12277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reidsville, GA
• Population (ZIP): 9,070

Population outlook (Tattnall County) Hauer SSP2

• Today (2025): 24,831 people
• By 2030: 24,823 · +-0.0%
• By 2040: 25,225 · +1.6%
• By 2050: 25,678 · +3.4%
• By 2075: 24,210 · -2.5%
• By 2100: 21,404 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 46% Black 37% Hispanic / Latino 13% Two or more races 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 12%

Political lean MEDSL · Tattnall

• 2024 margin: Solid R (+53.4) · D 23.1% · R 76.5%
• 2008→2024 swing: -11.8pp toward R · 2008: -41.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+48.8 2016: R+49.6 2012: R+42.2 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.91%
• Current HPI: 227.369
• 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

+0.0% since first listed

5 events — show timeline

• 2026-04-07 Listing Removed — GAMLS
• 2025-12-15 Relisted — GAMLS
• 2025-11-26 Pending — GAMLS
• 2025-10-07 Listed $75,000 GAMLS
• 2025-10-07 Listed $75,000 GAMLS

Property tax history

+4.3%/yr

Latest (2025): $316 · +34.1% YoY. Source: county tax records.