74 Community Church Rd · McRae-Helena, GA 31037

$135,000

3 bd · 2.0 ba · 1,818 sqft · Other · 27 Days on market

Built 1990 5.60 ac lot $74/sqft · 56% below area ↓ 31% since listing

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Why this score? — see what drove the C- 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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Appreciation +5.9/10.0
• 1% rule +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Located just 30 minutes from Dublin, this charming home sits on 5.6 +/- acres just off Hwy 441 on a paved road. The property features water lines running throughout and a small blueberry patch tucked away at the back of the land, offering plenty of outdoor potential. The land also has a partially wooded acres and power ran to pole in clearing beside house for additional homesite/shop. Inside, the home offers spacious bedrooms with large walk-in closets, including an oversized primary bedroom. The tiled kitchen and dining area open to a screened-in porch, perfect for relaxing or entertaining. A convenient laundry room is located just off the side entrance of the home. This property does need

Key facts

• Screened-in porch
• Laundry room
• 5.6 acres

Tags

• 5.6 ACRES
• PARTIALLY WOODED ACRES
• SCREENED-IN PORCH
• LAUNDRY ROOM

Property features AI

Finance

• Other: Lot size approximately 5.6 acres; Public-record living area 1818 square feet
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Well water; Septic tank; Electricity available; Water available
• Home design: Single-family house; One story; Residential property; Fixer condition
• Construction: Built in 1990; Vinyl siding; Composition roof; Crawl space foundation
• Exterior features: Porch; Screened porch; Level, open lot

Interior

• Kitchen: Oven
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Den; Mud room
• Laundry & utility: Laundry in mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Wheeler County (rural): math 31% / reading 29% proficiency, ranked #100 of 174 in GA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wheeler County Elementary School (math 47% / reading 32%, grade F, #435 of 1,228 statewide, top 37%, 407 students, 89% FRL); Wheeler County Middle School (math 24% / reading 30%, grade F, #271 of 470 statewide, top 60%, 202 students, 90% FRL); Wheeler County High School (math 17% / reading 12%, grade F, #315 of 424 statewide, top 76%, 264 students, 89% FRL) — zoned schools average 89% FRL vs 70% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($933 loan paydown + $2k appreciation (1.7% local appreciation)).
• Wheeler County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, 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 27 days — a 2% lower offer ($133k) 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

• 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 $132,975 (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: 1.01% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $305,730
• List price: $135,000
• Delta: -44.40%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.43×
• Total profit: $16,368
• Equity at exit: $51,078

10-year hold

• IRR: 11.6%
• Equity multiple: 2.52×
• Total profit: $57,396
• Equity at exit: $71,922

Cash invested: $37,800 (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 31037

• Home prices YoY: 0.8%
• Active inventory: 10
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $143

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 84%

Sensitivity live

Price	-10% $237	-5% $190	+0% $143	+5% $97	+10% $50
Rent	-10% $36	-5% $90	+0% $143	+5% $197	+10% $251
Rate	-1.0pp $211	-0.5pp $178	base $143	+0.5pp $108	+1.0pp $73

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   statusdays on market $135,000 Under Contract 27 DOM
2. 2026-06-18
   days on market $135,000 Active 26 DOM
3. 2026-06-17
   days on market $135,000 Active 25 DOM
4. 2026-06-16
   days on market $135,000 Active 24 DOM
5. 2026-06-15
   days on market $135,000 Active 23 DOM
6. 2026-06-14
   days on market $135,000 Active 21 DOM
7. 2026-06-13
   days on market $135,000 Active 20 DOM
8. 2026-06-10
   days on market $135,000 Active 18 DOM
9. 2026-06-09
   days on market $135,000 Active 17 DOM
10. 2026-06-08
    days on market $135,000 Active 16 DOM
11. 2026-06-07
    statusdays on market $135,000 Active 15 DOM
12. 2026-06-03
    days on market $135,000 New 11 DOM
13. 2026-06-02
    days on market $135,000 New 10 DOM
14. 2026-06-01
    days on market $135,000 New 9 DOM
15. 2026-05-31
    days on market $135,000 New 8 DOM
16. 2026-05-30
    days on market $135,000 New 7 DOM
17. 2026-05-20
    status Back On Market 748-char remark
18. 2026-05-02
    status Under Contract 748-char remark
19. 2026-03-14
    price $170,000 748-char remark
20. 2026-02-18
    price $175,000 748-char remark
21. 2026-01-02
    price $185,000 748-char remark
22. 2025-11-23
    listed $195,000 New 748-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 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: $16,349
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$3,927
• Taxable loss: −$456
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $1,830/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: Wheeler County
• NCES district ID: 1305640
• Math proficiency: 31% ▼ -2.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $30,253
• Composite: 24.33/100
• National rank: #7700
• State rank: #100 of 174 in GA

Livability — McRae-Helena

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

Census & demographics

• Population (ZIP): 3,327

Population outlook (Wheeler County) Hauer SSP2

• Today (2025): 8,085 people
• By 2030: 8,154 · +0.9%
• By 2040: 8,230 · +1.8%
• By 2050: 8,421 · +4.2%
• By 2075: 8,395 · +3.8%
• By 2100: 6,792 · -16.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 47% White 47% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Wheeler

• 2024 margin: Solid R (+45.1) · D 27.3% · R 72.4%
• 2008→2024 swing: -17.3pp toward R · 2008: -27.8pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.1 2016: R+36.9 2012: R+27.5 2008: R+27.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.70%
• Current HPI: 204.9892
• 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

-30.8% since first listed

9 events — show timeline

• 2026-06-20 Pending — GAMLS
• 2026-05-20 Relisted — GAMLS
• 2026-05-20 Listing Removed — GAMLS
• 2026-05-18 Listed $135,000 GAMLS
• 2026-05-02 Pending — GAMLS
• 2026-03-14 Price Changed $170,000 GAMLS
• 2026-02-18 Price Changed $175,000 GAMLS
• 2026-01-02 Price Changed $185,000 GAMLS
• 2025-11-23 Listed $195,000 GAMLS

Property tax history

-20.5%/yr

Latest (2025): $46 · -0.5% YoY. Source: county tax records.