138 SW 9th St · Cairo, GA 39828

$66,500

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 70 Days on market

Built 1960 6,969 sqft lot $59/sqft · 52% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The home sits on a lot that provides room for future enhancements and improvements. With some thoughtful updates, this property could be transformed into something special. The bones are good, making it an ideal candidate for renovation projects that could significantly increase its value. The convenient location combines suburban comfort with accessibility to retail amenities, creating an attractive proposition for both investors and homeowners looking to customize their space. This represents a chance to acquire property in a desirable area with strong renovation potential. Don't miss this opportunity to make this ranch-style home your own and unlock its full potential in a desirable location.

Key facts

• 6,969 sq ft lot
• Built 1960
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 2.9% in Cairo — 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 65/100 on livability (#240 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Grady County (town): math 27% / reading 27% proficiency, ranked #116 of 174 in GA (top 67%) — 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: 68 active listings in the ZIP; 55 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $460 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grady County population projected at -10% 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $66k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,510 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.86% ✓
• Cap rate: 16.48%
• Cash-on-cash: 36.38%
• DSCR: 2.62
• GRM: 4.5

CMA / ARV

• ARV (median comp): $138,136
• List price: $66,500
• Delta: -51.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 1st Street St SW	0.65mi	2/2.0 (-1)	1,268 (+13%)	24mo	$175,000	$138	19

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: 32.1%
• Equity multiple: 2.35×
• Total profit: $25,170
• Equity at exit: $9,915

10-year hold

• IRR: 39.2%
• Equity multiple: 4.66×
• Total profit: $68,173
• Equity at exit: $5,750

Cash invested: $18,620 (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 39828

• Home prices YoY: -27.1%
• Active inventory: 68
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$349
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $565

Break-even live

Break-even rent $521

Max offer price $66,500

Occupancy floor 49%

Sensitivity live

Price	-10% $602	-5% $583	+0% $565	+5% $546	+10% $527
Rent	-10% $467	-5% $516	+0% $565	+5% $613	+10% $662
Rate	-1.0pp $598	-0.5pp $581	base $565	+0.5pp $547	+1.0pp $530

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: $16,625
• Closing costs: $1,995
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $66,500 Active 70 DOM
2. 2026-06-18
   days on market $66,500 Active 69 DOM
3. 2026-06-17
   days on market $66,500 Active 68 DOM
4. 2026-06-16
   days on market $66,500 Active 67 DOM
5. 2026-06-15
   days on market $66,500 Active 66 DOM
6. 2026-06-14
   days on market $66,500 Active 64 DOM
7. 2026-06-12
   days on market $66,500 Active 63 DOM
8. 2026-06-09
   days on market $66,500 Active 60 DOM
9. 2026-06-08
   days on market $66,500 Active 59 DOM
10. 2026-06-07
    days on market $66,500 Active 58 DOM
11. 2026-06-07
    days on market $66,500 Active 57 DOM
12. 2026-06-03
    days on market $66,500 Active 54 DOM
13. 2026-06-02
    days on market $66,500 Active 53 DOM
14. 2026-06-01
    days on market $66,500 Active 52 DOM
15. 2026-05-31
    days on market $66,500 Active 51 DOM
16. 2026-05-31
    days on market $66,500 Active 50 DOM
17. 2026-05-09
    price $66,500 704-char remark

    Show marketing remark (704 chars)

    The home sits on a lot that provides room for future enhancements and improvements. With some thoughtful updates, this property could be transformed into something special. The bones are good, making it an ideal candidate for renovation projects that could significantly increase its value. The convenient location combines suburban comfort with accessibility to retail amenities, creating an attractive proposition for both investors and homeowners looking to customize their space. This represents a chance to acquire property in a desirable area with strong renovation potential. Don't miss this opportunity to make this ranch-style home your own and unlock its full potential in a desirable location.

18. 2026-04-10
    listed $70,000 Active 704-char remark

    Show marketing remark (704 chars)

    The home sits on a lot that provides room for future enhancements and improvements. With some thoughtful updates, this property could be transformed into something special. The bones are good, making it an ideal candidate for renovation projects that could significantly increase its value. The convenient location combines suburban comfort with accessibility to retail amenities, creating an attractive proposition for both investors and homeowners looking to customize their space. This represents a chance to acquire property in a desirable area with strong renovation potential. Don't miss this opportunity to make this ranch-style home your own and unlock its full potential in a desirable location.

19. 1988-10-28
    soldstatus $22,500

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $612 · $51/mo
• Expected delta: +$192/yr (+$16/mo · 45.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,826
• − Mortgage interest: −$3,725
• − Property taxes: −$420
• − Insurance: −$332
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$1,935
• Taxable income: $6,041
• Est. tax owed @ 24.0%: −$1,450
• After-tax cash flow: $5,325/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: Grady County
• NCES district ID: 1302460
• Math proficiency: 27% ▬ 0.00%
• Reading proficiency: 27% ▼ -1.00%
• Median HH income: $34,558
• Composite: 22.25/100
• National rank: #8146
• State rank: #116 of 174 in GA

Livability — Cairo

• Score: 65/100
• State rank: #240
• US rank: #13597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cairo, GA
• Population (ZIP): 15,571

Population outlook (Grady County) Hauer SSP2

• Today (2025): 24,897 people
• By 2030: 24,634 · -1.1%
• By 2040: 23,693 · -4.8%
• By 2050: 22,401 · -10.0%
• By 2075: 18,973 · -23.8%
• By 2100: 14,665 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 43% Black 39% Hispanic / Latino 17% Two or more races 5%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Iranian 1% Serbian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 16%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+38.2) · D 30.7% · R 68.9%
• 2008→2024 swing: -14.3pp toward R · 2008: -23.9pp · 2024: -38.2pp
• All cycles: 2024: R+38.2 2020: R+31.9 2016: R+33.1 2012: R+26.6 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.33%
• Current HPI: 173.3326
• 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

+195.6% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $66,500 TABRMLS
• 2026-04-10 Listed $70,000 TABRMLS
• 1988-10-28 Sold (Public Records) $22,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $420 · -6.0% YoY. Source: county tax records.