910 Chestnut St · Lumpkin, GA 31815

$75,000

4 bd · 2.0 ba · 2,580 sqft · SingleFamily public records · 33 Days on market

Built 1891 0.82 ac lot $29/sqft · 64% below area ↓ 13% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special in the Heart of Lumpkin! This historic 4-bedroom, 2-bath home sits on a large lot and offers endless potential for renovation or restoration. Featuring classic architectural details and a spacious layout, this property is ideal for investors or buyers looking to bring new life to a historic residence. Conveniently located near downtown Lumpkin with easy access to local shops and amenities. Property is being sold AS-IS. Cash offers only.

Key facts

• Large lot
• Historic home
• Spacious layout

Tags

• HISTORIC HOME
• LARGE LOT
• CLASSIC ARCHITECTURAL DETAILS
• SPACIOUS LAYOUT

Property features AI

Finance

• Other: Listing broker: Keller Williams Realty River Cities; Listing agent: Kristina Finney

Exterior

• Home design: Single-family residence
• Exterior features: Lot approximately 0.82 acres; Directions: US 27 S, left on Chestnut Street

Interior

• Bathrooms: 2 full bathrooms
• Interior features: No subdivision

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#587 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, schools F, crime F.
• Stewart County (rural): math 35% / reading 26% proficiency, ranked #141 of 187 in GA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 2 units permitted in Stewart County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Stewart County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1891 — 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.72% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.53%
• DSCR: 2.45
• GRM: 4.8

CMA / ARV

• ARV (median comp): $209,213
• List price: $75,000
• Delta: -64.15%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 38.3%
• Equity multiple: 3.16×
• Total profit: $45,272
• Equity at exit: $33,723

10-year hold

• IRR: 38.3%
• Equity multiple: 6.25×
• Total profit: $110,331
• Equity at exit: $51,972

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 31815

• Active inventory: 19
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$27 /mo · $322/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $569

Break-even live

Break-even rent $571

Max offer price $75,000

Occupancy floor 51%

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 7 events

1. 2026-06-07
   statusdays on market $75,000 Pending 33 DOM
2. 2026-06-02
   days on market $75,000 Active 29 DOM
3. 2026-06-01
   days on market $75,000 Active 28 DOM
4. 2026-05-31
   days on market $75,000 Active 27 DOM
5. 2026-05-30
   days on market $75,000 Active 26 DOM
6. 2026-05-04
   listed $75,000 Active 457-char remark
7. 2006-09-01
   soldstatus $86,000

ⓘ 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: $322 · $27/mo
• Projected year-2 tax: $690 · $58/mo
• Expected delta: +$368/yr (+$31/mo · 114.5%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,504
• − Mortgage interest: −$4,201
• − Property taxes: −$322
• − Insurance: −$375
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,182
• Taxable income: $5,944
• Est. tax owed @ 24.0%: −$1,426
• After-tax cash flow: $5,405/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: Stewart County
• NCES district ID: 1304590
• Math proficiency: 35% ▲ 9.00%
• Reading proficiency: 26% ▲ 8.00%
• Median HH income: $26,971
• Composite: 27.25/100
• National rank: #12434
• State rank: #141 of 187 in GA

Livability — Lumpkin

• Score: 49/100
• State rank: #587
• US rank: #25966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lumpkin, GA
• Population (ZIP): 2,989

Population outlook (Stewart County) Hauer SSP2

• Today (2025): 5,873 people
• By 2030: 6,241 · +6.3%
• By 2040: 6,569 · +11.9%
• By 2050: 6,461 · +10.0%
• By 2075: 5,819 · -0.9%
• By 2100: 5,086 · -13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Asian 3% Two or more races 2%
• Hispanic origin (detail): Mexican 3% Cuban 1%
• Common ancestry: Slovak 2%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 75% English-only · Spanish 18% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Stewart

• 2024 margin: D (+16.3) · D 58.0% · R 41.8%
• 2008→2024 swing: -8.5pp toward R · 2008: 24.8pp · 2024: 16.3pp
• All cycles: 2024: D+16.3 2020: D+19.1 2016: D+20.2 2012: D+27.6 2008: D+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-12.8% since first listed

3 events — show timeline

• 2026-06-06 Pending — CBOR
• 2026-05-04 Listed $75,000 CBOR
• 2006-09-01 Sold (Public Records) $86,000 Public Records

Property tax history

-7.0%/yr

Latest (2025): $322 · +3.9% YoY. Source: county tax records.