400 Kenworth St · Vidalia, GA 30474

$99,900

2 bd · 2.0 ba · 1,604 sqft · SingleFamily public records · 24 Days on market

Built 1950 10,018 sqft lot $62/sqft · 48% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

(Imported from ABBR ListingId 17876) This cozy cottage is a must see! Full of character...they just don't make them like this anymore! The home features 3 bedrooms and 2 baths, original hardwoods throughout most of the house, a nice sized kitchen with bran

Key facts

• 0.23 acre lot
• Built 1950
• Listed 24 days

Property features AI

Finance

• Other: Located at 400 Kenworth St, Vidalia, GA; Listing broker: Kicklighter Realty
• Financial info: Property listed as a fixer
• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence (house); Built in 1950; Entry level: main level
• Construction: Other construction materials
• Exterior features: Fenced yard; Composition roof; Lot approximately 0.23 acres; Near shopping

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: One-level living; Crawl space foundation; Foyer; Laundry area with laundry closet; Fireplace in the living room; Other interior features
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 3.9% in Vidalia — 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 60/100 on livability (#377 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Vidalia City (town): math 24% / reading 27% proficiency, ranked #126 of 174 in GA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J. R. Trippe Middle School (math 21% / reading 32%, grade F, #282 of 470 statewide, top 61%, 531 students, 90% FRL) — zoned schools average 90% FRL vs 61% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 103 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 33 units permitted in Toombs County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Toombs County population projected at -11% 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.

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; moderate 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.09%
• DSCR: 2.03
• GRM: 5.8

CMA / ARV

• ARV (median comp): $205,067
• List price: $99,900
• Delta: -51.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 W Seventh St	0.32mi	3/2.0 (+1)	1,815 (+13%)	1mo	$249,900	$138	57
418 Darby Dr	0.52mi	3/2.0 (+1)	1,757 (+10%)	1mo	$215,000	$122	54
710 Jackson St	0.67mi	2/1.0	1,690 (+5%)	6mo	$230,000	$136	50
904 Church St	0.69mi	3/1.5 (+1)	1,572 (-2%)	12mo	$203,000	$129	48
407 Darby Dr	0.57mi	3/2.0 (+1)	1,780 (+11%)	4mo	$210,000	$118	47
804 Church St	0.64mi	3/1.5 (+1)	1,388 (-14%)	8mo	$155,000	$112	34

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: 16.1%
• Equity multiple: 1.65×
• Total profit: $18,059
• Equity at exit: $14,895

10-year hold

• IRR: 24.6%
• Equity multiple: 3.13×
• Total profit: $59,718
• Equity at exit: $8,638

Cash invested: $27,972 (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 30474

• Home prices YoY: -20.1%
• Active inventory: 103
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$27 /mo · $322/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $538

Break-even live

Break-even rent $750

Max offer price $99,900

Occupancy floor 57%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Adams St Vidalia, GA	3.0	2.0	1800	$1,500	$0.83	43d	1	0.28mi
503 Adams St Vidalia, GA	3.0	2.0	1800	$1,500	$0.83	43d	1	0.29mi
302 Durden St Vidalia, GA	2.0	1.5	1575	$1,800	$1.14	43d	1	0.68mi
102 W 9th St Vidalia, GA	2.0	2.0	1400	$1,600	$1.14	43d	1	0.68mi

Listing history 14 events

1. 2026-06-09
   status $99,900 Under Contract 24 DOM
2. 2026-06-08
   days on market $99,900 Active 24 DOM
3. 2026-06-07
   days on market $99,900 Active 23 DOM
4. 2026-06-07
   days on market $99,900 Active 22 DOM
5. 2026-06-04
   days on market $99,900 Active 19 DOM
6. 2026-06-02
   days on market $99,900 Active 18 DOM
7. 2026-06-01
   days on market $99,900 Active 17 DOM
8. 2026-05-31
   days on market $99,900 Active 16 DOM
9. 2026-05-31
   days on market $99,900 Active 15 DOM
10. 2026-05-15
    listed $99,900 New 141-char remark
11. 2020-02-19
    soldstatus $93,800 256-char remark

    Show marketing remark (256 chars)

    (Imported from ABBR ListingId 17876) This cozy cottage is a must see! Full of character...they just don't make them like this anymore! The home features 3 bedrooms and 2 baths, original hardwoods throughout most of the house, a nice sized kitchen with bran

12. 2019-10-11
    listed $92,000 256-char remark

    Show marketing remark (256 chars)

    (Imported from ABBR ListingId 17876) This cozy cottage is a must see! Full of character...they just don't make them like this anymore! The home features 3 bedrooms and 2 baths, original hardwoods throughout most of the house, a nice sized kitchen with bran

13. 2013-05-29
    soldstatus $30,500

    Show marketing remark (255 chars)

    (Imported from ABBR ListingId 12189) PRICE REDUCTION!!!!! Lovely, traditional home offers a side-entry carport, nice backyard, full brick basement, formal living room w/fireplace, formal dining room, nice kitchen w/all appliances, charming bedrooms, and a

14. 2013-01-09
    listed $45,500

    Show marketing remark (255 chars)

    (Imported from ABBR ListingId 12189) PRICE REDUCTION!!!!! Lovely, traditional home offers a side-entry carport, nice backyard, full brick basement, formal living room w/fireplace, formal dining room, nice kitchen w/all appliances, charming bedrooms, and a

ⓘ 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: $322 · $27/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$597/yr (+$50/mo · 185.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,175
• − Mortgage interest: −$5,596
• − Property taxes: −$322
• − Insurance: −$500
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$2,906
• Taxable income: $5,103
• Est. tax owed @ 24.0%: −$1,225
• After-tax cash flow: $5,235/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: Vidalia City
• NCES district ID: 1305340
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $33,262
• Composite: 20.87/100
• National rank: #8495
• State rank: #126 of 174 in GA

Livability — Vidalia

• Score: 60/100
• State rank: #377
• US rank: #19133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vidalia, GA
• County: Toombs County · 17,315 people
• City population: 17,315
• Metro: Vidalia, GA
• Population (ZIP): 17,315
• Household income: $55,295
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 427.0

Population outlook (Toombs County) Hauer SSP2

• Today (2025): 26,784 people
• By 2030: 26,312 · -1.8%
• By 2040: 25,219 · -5.8%
• By 2050: 23,733 · -11.4%
• By 2075: 19,107 · -28.7%
• By 2100: 12,922 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Black 25% Two or more races 10% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 7% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Toombs

• 2024 margin: Solid R (+50.7) · D 24.5% · R 75.2%
• 2008→2024 swing: -12.6pp toward R · 2008: -38.1pp · 2024: -50.7pp
• All cycles: 2024: R+50.7 2020: R+45.2 2016: R+46.9 2012: R+40.5 2008: R+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.08%
• Current HPI: 231.4021
• Rent YoY: —
• Metro: Vidalia, GA
• 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

+119.6% since first listed

6 events — show timeline

• 2026-06-08 Pending — GAMLS
• 2026-05-15 Listed $99,900 GAMLS
• 2020-02-19 Sold (MLS) $93,800 GAMLS
• 2019-10-11 Listed $92,000 GAMLS
• 2013-05-29 Sold (MLS) $30,500 GAMLS
• 2013-01-09 Listed $45,500 GAMLS

Property tax history

+5.9%/yr

Latest (2025): $322 · +0.0% YoY. Source: county tax records.