589 Liberia St NW · Pelham, GA 31779

$59,900

2 bd · 1.0 ba · 830 sqft · SingleFamily public records · 345 Days on market

Built 1950 Fair condition 0.37 ac lot $72/sqft · 43% below area Est $105k · 43% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +6.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0

Listing remarks MLS

Investor dream. Tenants in place. Owner has 3 house to sell as a bundle deal. Call agent for bundle deal numbers. Agent owned. Some of the homes has been renovated. All 3 houses are great income properties.

Key facts

• 0.37 acre lot
• Built 1950
• Listed 344 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($866 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.9% in Pelham — 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 56/100 on livability (#483 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Pelham City (rural): math 13% / reading 20% proficiency, ranked #159 of 174 in GA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pelham Elementary School (math 21% / reading 16%, grade F, #922 of 1,228 statewide, top 75%, 620 students, 100% FRL); Pelham City Middle School (math 7% / reading 22%, grade F, #403 of 470 statewide, top 86%, 335 students, 100% FRL); Pelham High School (math 2% / reading 27%, grade F, #297 of 424 statewide, top 74%, 432 students, 100% FRL) — zoned schools average 100% FRL vs 73% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 25 units permitted in Mitchell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $1k appreciation (2.4% local appreciation)).
• Mitchell County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 345 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; 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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.45% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.48%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (median comp): $104,603
• List price: $59,900
• Delta: -42.74%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
475 Old Camilla Rd	0.42mi	3/1.0 (+1)	1,000 (+20%)	50mo	$94,000	$94	31
550 Burum St	1.32mi	2/1.0	1,000 (+20%)	28mo	$104,000	$104	20
514 Oak St	1.58mi	2/1.0	1,030 (+24%)	34mo	$50,000	$49	20
XX Mt. Olive Rd/whitfield Property (+/-92.88 Acres) Rd	2.11mi	2/1.0	1,000 (+20%)	42mo	$370,000	$370	20
611 Palmer St	1.77mi	3/1.0 (+1)	1,053 (+27%)	28mo	$140,000	$133	15
377 Hollis St. St SW	1.36mi	3/2.0 (+1)	1,064 (+28%)	40mo	$169,500	$159	11

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.40×
• Total profit: $23,413
• Equity at exit: $24,770

10-year hold

• IRR: 26.8%
• Equity multiple: 4.60×
• Total profit: $60,415
• Equity at exit: $36,570

Cash invested: $16,772 (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 →

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Median asking: $30,000 ($30/sqft)
• Median days on market: 27 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +323.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31779

• Home prices YoY: 1.0%
• Active inventory: 58
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $866 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $286

Break-even live

Break-even rent $504

Max offer price $59,900

Occupancy floor 62%

Sensitivity live

Price	-10% $320	-5% $303	+0% $286	+5% $269	+10% $252
Rent	-10% $218	-5% $252	+0% $286	+5% $320	+10% $355
Rate	-1.0pp $316	-0.5pp $301	base $286	+0.5pp $271	+1.0pp $255

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: $14,975
• Closing costs: $1,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-03
   days on market $59,900 Active 345 DOM
2. 2026-09-02
   days on market $59,900 Active 344 DOM
3. 2026-08-30
   days on market $59,900 Active 341 DOM
4. 2026-08-29
   days on market $59,900 Active 340 DOM
5. 2026-08-28
   days on market $59,900 Active 339 DOM
6. 2026-08-27
   days on market $59,900 Active 338 DOM
7. 2026-08-26
   days on market $59,900 Active 337 DOM
8. 2026-08-25
   days on market $59,900 Active 336 DOM
9. 2026-08-24
   days on market $59,900 Active 335 DOM
10. 2026-08-23
    days on market $59,900 Active 334 DOM
11. 2026-08-22
    days on market $59,900 Active 333 DOM
12. 2026-08-21
    days on market $59,900 Active 332 DOM
13. 2026-08-20
    days on market $59,900 Active 331 DOM
14. 2026-08-19
    days on market $59,900 Active 330 DOM
15. 2026-08-18
    days on market $59,900 Active 329 DOM
16. 2026-08-17
    days on market $59,900 Active 328 DOM
17. 2026-08-16
    days on market $59,900 Active 327 DOM
18. 2026-08-15
    days on market $59,900 Active 326 DOM
19. 2026-08-14
    days on market $59,900 Active 325 DOM
20. 2026-08-13
    days on market $59,900 Active 324 DOM
21. 2026-08-12
    days on market $59,900 Active 323 DOM
22. 2026-08-11
    days on market $59,900 Active 322 DOM
23. 2026-08-10
    days on market $59,900 Active 321 DOM
24. 2026-08-09
    days on market $59,900 Active 320 DOM
25. 2026-08-08
    days on market $59,900 Active 319 DOM
26. 2026-08-07
    days on market $59,900 Active 318 DOM
27. 2026-08-06
    days on market $59,900 Active 317 DOM
28. 2026-08-05
    days on market $59,900 Active 316 DOM
29. 2026-08-04
    days on market $59,900 Active 315 DOM
30. 2026-08-03
    days on market $59,900 Active 314 DOM
31. 2026-07-31
    days on market $59,900 Active 311 DOM
32. 2026-07-30
    days on market $59,900 Active 310 DOM
33. 2026-07-29
    days on market $59,900 Active 309 DOM
34. 2026-07-27
    days on market $59,900 Active 307 DOM
35. 2026-07-25
    days on market $59,900 Active 305 DOM
36. 2026-07-24
    days on market $59,900 Active 304 DOM
37. 2026-07-23
    days on market $59,900 Active 303 DOM
38. 2026-07-22
    days on market $59,900 Active 302 DOM
39. 2026-07-21
    days on market $59,900 Active 301 DOM
40. 2026-07-18
    days on market $59,900 Active 298 DOM
41. 2026-07-16
    days on market $59,900 Active 296 DOM
42. 2026-07-15
    days on market $59,900 Active 295 DOM
43. 2026-07-14
    days on market $59,900 Active 294 DOM
44. 2026-07-13
    days on market $59,900 Active 293 DOM
45. 2026-07-12
    days on market $59,900 Active 292 DOM
46. 2026-07-12
    days on market $59,900 Active 291 DOM
47. 2026-07-10
    days on market $59,900 Active 290 DOM
48. 2026-07-09
    days on market $59,900 Active 289 DOM
49. 2026-07-09
    days on market $59,900 Active 288 DOM
50. 2026-07-07
    days on market $59,900 Active 287 DOM

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,396
• − Mortgage interest: −$3,355
• − Property taxes: −$710
• − Insurance: −$300
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$1,743
• Taxable income: $2,626
• Est. tax owed @ 24.0%: −$630
• After-tax cash flow: $2,804/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $20,750–$37,350 screening

This single-family home requires significant exterior repairs and maintenance, including painting, siding replacement, and roof repair. These updates will significantly increase its resale and rental value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — No visible damage, but the satellite image shows a large roof footprint

Value-add opportunities

• Both paint exterior — Fresh paint can improve curb appeal and value ↑
• Both repair and replace siding — New siding will improve the home's appearance and increase its value ↑
• Both repair and replace roof — A new roof will improve the home's appearance and increase its value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 16/100

Zoned Schools

Elementary Pelham Elementary School F GA #922/1,228 Nat'l #34,688/41,679 Middle Pelham City Middle School F GA #403/470 Nat'l #12,767/14,009 High Pelham High School F GA #297/424 Nat'l #15,355/17,239

Schools (NCES district)

• District: Pelham City
• NCES district ID: 1304080
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $27,961
• Composite: 12.88/100
• National rank: #9589
• State rank: #159 of 174 in GA

D Composite livability gradescore 56/100

Livability — Pelham

• Score: 56/100
• State rank: #483
• US rank: #22451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pelham, GA
• County: Mitchell · 20,489 people
• Population (ZIP): 8,877
• Household income: $50,450
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 7% of renters

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Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 20,489 people
• By 2030: 19,310 · -5.8%
• By 2040: 16,971 · -17.2%
• By 2050: 14,616 · -28.7%
• By 2075: 9,435 · -54.0%
• By 2100: 5,424 · -73.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (55%)
• Race & ethnicity: White 55% Black 40% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4%

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Political lean MEDSL · Mitchell

• 2024 margin: R (+16.3) · D 41.7% · R 58.0%
• 2008→2024 swing: -12.3pp toward R · 2008: -4.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+10.5 2016: R+9.9 2012: R+0.9 2008: R+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.35%
• Current HPI: 242.0914
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

+396.4% since first listed

3 events — show timeline

• 2025-09-23 Listed $59,900 GAMLS
• 2020-06-23 Sold (Public Records) $110,000 Public Records
• 1998-01-26 Sold (Public Records) $12,068 Public Records

Property tax history

+15.8%/yr

Latest (2025): $710 · -0.1% YoY. Source: county tax records.