Comparative Market Analysis

Home Valuation Report

Prepared for

211 E Howard St, Wrens, GA 30833

Hi there,

Thank you for requesting a valuation ahead of listing your home. This is a desktop CMA built from public records, automated valuation models, and recent closed sales in and around Wrens. The home’s 2012 construction is a real advantage in a market full of older stock, but Wrens has a thin sales sample and I haven’t seen the interior yet, so value here rests on adjusted comparables and on condition I still need to verify. I’d love to walk it with you before we finalize a list price.

The most probable list-price range is $169,900–$179,900. At $174,900 the home is positioned at roughly $142/sq ft, inside the supported $138–$142/sq ft midpoint band. This assumes average condition, since the interior, upgrades, and any outbuildings have not been verified. Expect a likely negotiated outcome of roughly $165,000–$172,000. See the pricing strategy table below for how different list prices are likely to perform.

Property Overview

All details come from public records and online listing sources. The county’s $127,200 assessed value is a tax figure, not a market-value opinion. Interior condition, renovations, garage/outbuildings, septic vs. sewer, well vs. public water, and recent upgrades could not be verified from public data. Ownership, parcel number, and sale history should be confirmed through the county before listing.

Market Value Indications

Published automated estimates vary widely, which is common in a small rural market.

The strongest cluster is roughly $160,000–$184,000. The Movoto figure appears to be an outlier. This report weights recent closed sales and the subject’s newer 2012 construction more heavily than any single automated estimate.

Comparable Closed Sales

Recent sales of similar homes in Wrens, with available sale data.

102 Peachtree is the strongest size match (sold 5% below list after 40 days). 414 N Thompson and 12546 US Hwy 1 N are larger and serve as upper-bound sales; the latter is a 2020 build with superior size and age. 102 Trafalgar is larger but older (1994) and sold 3% below list. 102 Hill St is an excellent size match but an older sale with one fewer bedroom. 401 E Howard St is on the same street but is an active listing at a materially lower price, likely reflecting condition or functional differences, and is not a reliable direct comp without inspection. MLS-verified closed comps should replace third-party aggregator data before final pricing.

Adjusted Value Analysis

Applying each comp’s price per square foot to the subject’s 1,232 sq ft.

After size, age, bedroom-count, condition, and market-time adjustments, the supported range is $155,000–$180,000. A realistic midpoint is $170,000–$175,000, or about $138–$142 per square foot. The subject’s 2012 build year supports the upper half of the range relative to the older comps.

Pricing Strategy

Recommended list price: $174,900, with a fallback expectation of roughly $165,000–$172,000 after negotiation. For a cash or as-is sale, a more conservative expectation of $150,000–$165,000 may be appropriate.

Rental Value

Trulia estimates rent at approximately $1,323 per month. At that rent, gross annual income of about $15,876 implies a gross rent multiplier of roughly 10.7–11.0 at a $170,000–$175,000 value. This supports the market-value conclusion but does not by itself establish investor value.

Local Market Context – Wrens, GA

Wrens is a small rural market with a thin sales sample, and nearby sales vary sharply by size, age, acreage, and condition. Current active inventory ranges from about $70,000 to $365,000, which shows how much condition and property type drive price here. Recent closings in this report sold 3–5% below list where discount data is available, so pricing realistically from day one matters. Buyers comparing this home will weigh it against larger, older homes at similar prices and smaller updated homes at higher prices; the 2012 build, metal roof, and 0.67-acre lot are its differentiators.

Strengths & Risks

Pre-Listing Checklist

Marketing Strategy

Position the home as a 2012-built 3-bedroom, 2-bath single-story on nearly two-thirds of an acre with a metal roof, using “updated” language only once the interior is verified. Plan for professional photography (front exterior, kitchen, baths, primary bedroom, and the full lot, ideally with drone or wide-angle shots), a measured floor plan, and a concise upgrade sheet with dates and receipts where possible. Fresh paint, flooring, and landscaping are the most cost-effective improvements before photos. As an illustrative affordability talking point, a $174,900 loan at 6.5% over 30 years runs roughly $1,100/mo in principal and interest before taxes and insurance, which compares favorably to the estimated $1,323 market rent. Review buyer feedback after the first 10–14 days; if showing volume is weak at $174,900, consider adjusting promptly rather than letting the listing sit.

Let’s Set the Right List Price

Since current condition is the biggest open question here, I’d love to walk the home with you to confirm updates, utilities, and finishes, then map out timing and next steps for listing.

Tammy Theis

Your Local Real Estate Advisor • Augusta & Hephzibah, GA

This report is a desktop CMA generated for informational purposes using public records and recent online market evidence. It is not an appraisal; a licensed Georgia appraiser should be engaged for financing, estate, divorce, tax appeal, or litigation purposes. Before using it with a seller, verify the current owner, property condition, MLS-only closed/pending/active data, upgrade dates, and all tax/parcel details. All figures are estimates and should be verified before being relied upon for a listing decision.