4896 Old Federal Road Rd N · Eton, GA 30705

$164,900

3 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 16 Days on market

Built 1970 0.46 ac lot $127/sqft · 43% below area Est $291k · 43% under

---

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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• 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

Freshly painted interior with clean hardwood flooring throughout this one level brick house. Spacious Jack and Jill bathroom with tile on walls for easy cleaning. Large and level yard mostly cleared with several shade trees. The energy saving metal roof will help with cooling and heating expenses. The location is convenient to schools, retail and parks.

Key facts

• Hardwood flooring
• Level yard
• 0.46 acre lot

Tags

• HARDWOOD FLOORING
• JACK AND JILL BATHROOM
• LEVEL YARD
• ENERGY SAVING METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (12.9% below list).
• Recommended offer: $144k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.9% in Eton — 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 72/100 on livability (#65 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Murray County (other): math 25% / reading 31% proficiency, ranked #107 of 174 in GA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 277 active listings in the ZIP; 125 units permitted in Murray County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Murray County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $143,627 (12.9% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (median comp): $290,637
• List price: $164,900
• Delta: -43.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5805 Old Federal Rd	0.52mi	3/2.0	1,360 (+5%)	0mo	$290,000	$213	65
42 Brookhaven Dr	0.40mi	3/2.0	1,489 (+15%)	11mo	$318,000	$214	45
441 Brookhaven Dr	0.75mi	3/2.0	1,416 (+9%)	4mo	$316,000	$223	45
95 Brookhaven Dr	0.44mi	3/2.0	1,450 (+12%)	18mo	$307,000	$212	42
244 Brookhaven Dr	0.63mi	3/2.0	1,425 (+10%)	24mo	$289,900	$203	32

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-20,636
• Equity at exit: $24,587

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-10,246
• Equity at exit: $14,258

Cash invested: $46,172 (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 30705

• Home prices YoY: -11.2%
• Active inventory: 277
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $96

Break-even live

Break-even rent $1,315

Max offer price $164,900

Occupancy floor 88%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-04
   status Pending 355-char remark

   Show marketing remark (355 chars)

   Freshly painted interior with clean hardwood flooring throughout this one level brick house. Spacious Jack and Jill bathroom with tile on walls for easy cleaning. Large and level yard mostly cleared with several shade trees. The energy saving metal roof will help with cooling and heating expenses. The location is convenient to schools, retail and parks.

2. 2026-04-18
   listed $164,900 Active 355-char remark

   Show marketing remark (355 chars)

   Freshly painted interior with clean hardwood flooring throughout this one level brick house. Spacious Jack and Jill bathroom with tile on walls for easy cleaning. Large and level yard mostly cleared with several shade trees. The energy saving metal roof will help with cooling and heating expenses. The location is convenient to schools, retail and parks.

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$257/yr (+$21/mo · 20.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,235
• − Mortgage interest: −$9,237
• − Property taxes: −$1,260
• − Insurance: −$824
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$4,797
• Taxable loss: −$1,641
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $1,548/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: Murray County
• NCES district ID: 1303840
• Math proficiency: 25% ▼ -13.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $38,127
• Composite: 23.39/100
• National rank: #7901
• State rank: #107 of 174 in GA

Livability — Eton

• Score: 72/100
• State rank: #65
• US rank: #6155

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 13
• Population (ZIP): 33,078

Population outlook (Murray County) Hauer SSP2

• Today (2025): 39,666 people
• By 2030: 39,301 · -0.9%
• By 2040: 38,248 · -3.6%
• By 2050: 37,015 · -6.7%
• By 2075: 35,253 · -11.1%
• By 2100: 34,727 · -12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Romanian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Murray

• 2024 margin: Solid R (+71.6) · D 14.1% · R 85.7%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.3pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+69.2 2016: R+68.8 2012: R+52.6 2008: R+45.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.36%
• Current HPI: 271.673
• 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

2 events — show timeline

• 2026-05-04 Pending — CCARMLS
• 2026-04-18 Listed $164,900 CCARMLS

Property tax history

+29.9%/yr

Latest (2025): $1,260 · +1262.6% YoY. Source: county tax records.