589 Liberia St NW · Pelham, GA 31779

$59,900

2 bd · 1.0 ba · 830 sqft · SingleFamily public records · 268 Days on market

Built 1950 0.37 ac lot $72/sqft · 35% below area Est $92k · 35% under

---

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 +9.3/10.0
• Appreciation +6.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

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 267 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 4.8% 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: schools F, crime F, amenities 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.
• Market conditions: 36 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 268 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 268 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
7. 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.
8. 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.
9. 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: 11.89%
• Cash-on-cash: 19.97%
• DSCR: 1.89
• GRM: 5.8

CMA / ARV

• ARV (median comp): $92,352
• List price: $59,900
• Delta: -35.14%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.9%
• Equity multiple: 2.37×
• Total profit: $22,966
• Equity at exit: $24,770

10-year hold

• IRR: 26.3%
• Equity multiple: 4.54×
• Total profit: $59,450
• 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 →

ZIP-level market 31779

• Home prices YoY: 1.0%
• Active inventory: 36
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $279

Break-even live

Break-even rent $504

Max offer price $59,900

Occupancy floor 62%

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
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $59,900 Active 268 DOM
2. 2026-06-17
   days on market $59,900 Active 267 DOM
3. 2026-06-16
   days on market $59,900 Active 266 DOM
4. 2026-06-15
   days on market $59,900 Active 265 DOM
5. 2026-06-13
   days on market $59,900 Active 263 DOM
6. 2026-06-12
   days on market $59,900 Active 262 DOM
7. 2026-06-09
   days on market $59,900 Active 259 DOM
8. 2026-06-08
   days on market $59,900 Active 258 DOM
9. 2026-06-07
   days on market $59,900 Active 257 DOM
10. 2026-06-07
    days on market $59,900 Active 256 DOM
11. 2026-06-04
    days on market $59,900 Active 253 DOM
12. 2026-06-02
    days on market $59,900 Active 252 DOM
13. 2026-06-01
    days on market $59,900 Active 251 DOM
14. 2026-05-31
    days on market $59,900 Active 250 DOM
15. 2026-05-31
    days on market $59,900 Active 249 DOM
16. 2025-09-23
    listed $59,900 New 206-char remark

    Show marketing remark (206 chars)

    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.

17. 2020-06-23
    soldstatus $110,000
18. 1998-01-26
    soldstatus $12,068

ⓘ 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: $10,290
• − Mortgage interest: −$3,355
• − Property taxes: −$710
• − Insurance: −$300
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$1,743
• Taxable income: $2,536
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $2,741/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: 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

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
• Population (ZIP): 8,877

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%

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%

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

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.