605 Glade Fern Way · Tifton, GA 31794

$209,000

3 bd · 2.5 ba · 1,560 sqft · SingleFamily public records · 57 Days on market

Built 2008 871 sqft lot $134/sqft · 7% above area Est $199k · 5% over $40/mo HOA · 2% of rent

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Why this score? — see what drove the D- 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 +14.8/30.0
• ARV discount +5.1/15.0
• DSCR +4.5/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy living awaits you at 605 Glade Way. Townhouse living means, no yard work, no grass mowing, no watering no fighting gnats while doing hard labor in the mist of summer. Make this 3 bedroom 2.5 bath home yours today. Primary bedroom and bath are on the main floor, giving added privacy from the upstairs guest rooms. the well equipped kitchen has everything you need to feel right at home. Make the call today !!!!

Key facts

• $40 HOA
• Pool
• Built 2008

Property features AI

Finance

• Other: Lot approximately 871.2 square feet (0.02 acres)
• Financial info: Investor-owned listing; Acceptable financing: Cash or Conventional
• HOA & community: Homeowners association with $480 periodic fee; HOA covers grounds maintenance and swimming; Community clubhouse

Exterior

• Parking: Assigned parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; 220 volt electric; Cable available; High speed internet available; Electricity available
• Home design: Residential townhouse (garden/patio home); Attached property; Resale condition; Built in 2008
• Construction: Composition roof; Slab foundation; Brick, press board, and wood siding construction
• Exterior features: Patio; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Tankless water heater
• Bedrooms: 3 bedrooms total; 1 bedroom on the main level
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms and 1 half bathroom; 1 full bathroom on the lower level; 1 bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Walk-in closet(s); No basement; 2+ common walls (attached unit); Two levels
• Laundry & utility: Laundry closet; Additional/other laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $59 ($707/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (12.6% below list).
• Recommended offer: $183k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.2% in Tifton — 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 72/100 on livability (#69 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime D, commute F, employment D-.
• Tift County (town): math 30% / reading 31% proficiency, ranked #96 of 174 in GA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Annie Belle Clark Elementary School (math 38% / reading 39%, grade F, #463 of 1,228 statewide, top 38%, 804 students, 100% FRL); Eighth Street Middle School (math 19% / reading 26%, grade F, #327 of 470 statewide, top 70%, 958 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 138 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 176 units permitted in Tift County in 2024 (60 in 5+ unit buildings).
• At $1,827/mo this rent would consume 48% of the median local household income ($46k/yr) (locally 759% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Tift County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $140k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,664 (12.6% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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 D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (median comp): $198,549
• List price: $209,000
• Delta: 5.26%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Osprey Cir	0.10mi	3/2.0	1,518 (-3%)	6mo	$293,000	$193	84
210 Cypress Ridge Rd	0.15mi	3/2.0	1,638 (+5%)	3mo	$264,000	$161	81
564 Osprey Cir	0.23mi	3/2.0	1,512 (-3%)	8mo	$260,000	$172	76
644 Osprey Cir	0.20mi	3/2.0	1,623 (+4%)	8mo	$277,000	$171	75
206 Turtle Cove Ln	0.41mi	3/2.0	1,572 (+1%)	3mo	$282,500	$180	75
204 Turtle Cove Ln	0.40mi	3/2.0	1,594 (+2%)	1mo	$285,000	$179	75
627 Whitetail Ln	0.14mi	3/2.0	1,438 (-8%)	9mo	$266,000	$185	71
703 Osprey Cir	0.09mi	3/2.0	1,413 (-9%)	11mo	$260,000	$184	69
560 Osprey Cir	0.22mi	3/2.0	1,669 (+7%)	9mo	$263,000	$158	69
109 Cypress Ridge Rd	0.21mi	3/2.0	1,732 (+11%)	2mo	$244,900	$141	68
705 Osprey Cir	0.10mi	3/2.0	1,400 (-10%)	10mo	$259,000	$185	68
214 Cypress Ridge Rd	0.17mi	3/2.0	1,756 (+13%)	8mo	$278,000	$158	62

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-30,122
• Equity at exit: $31,163

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-21,433
• Equity at exit: $18,071

Cash invested: $58,520 (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 31794

• Home prices YoY: -32.1%
• Active inventory: 138
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$161 /mo · $1,932/yr
• Insurance: −$87
• HOA: −$40
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $59

Break-even live

Break-even rent $1,752

Max offer price $209,000

Occupancy floor 92%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Richards Dr Tifton, GA	2.0	2.0	1100	$1,275	$1.16	43d	1	0.49mi
2013 Lee Ave Tifton, GA	3.0	2.0	1337	$3,295	$2.46	43d	1	0.88mi
1621 Love Ave Tifton, GA	2.0	2.0	1210	$1,185	$0.98	43d	1	1.41mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-19
   days on market $209,000 Active 57 DOM
2. 2026-06-18
   days on market $209,000 Active 56 DOM
3. 2026-06-17
   days on market $209,000 Active 55 DOM
4. 2026-06-16
   days on market $209,000 Active 54 DOM
5. 2026-06-15
   days on market $209,000 Active 53 DOM
6. 2026-06-14
   days on market $209,000 Active 51 DOM
7. 2026-06-12
   days on market $209,000 Active 50 DOM
8. 2026-06-09
   days on market $209,000 Active 47 DOM
9. 2026-06-08
   days on market $209,000 Active 46 DOM
10. 2026-06-07
    days on market $209,000 Active 45 DOM
11. 2026-06-07
    days on market $209,000 Active 44 DOM
12. 2026-06-02
    days on market $209,000 Active 40 DOM
13. 2026-06-01
    days on market $209,000 Active 39 DOM
14. 2026-05-31
    days on market $209,000 Active 38 DOM
15. 2026-05-30
    days on market $209,000 Active 37 DOM
16. 2026-04-23
    listed $209,000 Active 417-char remark

    Show marketing remark (417 chars)

    Easy living awaits you at 605 Glade Way. Townhouse living means, no yard work, no grass mowing, no watering no fighting gnats while doing hard labor in the mist of summer. Make this 3 bedroom 2.5 bath home yours today. Primary bedroom and bath are on the main floor, giving added privacy from the upstairs guest rooms. the well equipped kitchen has everything you need to feel right at home. Make the call today !!!!

17. 2026-04-23
    listed $209,000 New 418-char remark

    Show marketing remark (417 chars)

    Easy living awaits you at 605 Glade Way. Townhouse living means, no yard work, no grass mowing, no watering no fighting gnats while doing hard labor in the mist of summer. Make this 3 bedroom 2.5 bath home yours today. Primary bedroom and bath are on the main floor, giving added privacy from the upstairs guest rooms. the well equipped kitchen has everything you need to feel right at home. Make the call today !!!!

18. 2025-05-30
    soldstatus $140,000

    Show marketing remark (265 chars)

    Discover an excellent investment opportunity with this residential property located in Tifton, GA. Offering 3 bedrooms and 2.5 bathrooms with 1,560 square feet of living space, this home is ideal for investors seeking rental income or future appreciation potential.

19. 2021-10-07
    soldstatus $285,000
20. 2016-07-01
    soldstatus $98,500

ⓘ 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: $1,932 · $161/mo
• Projected year-2 tax: $1,932 · $161/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $21,920
• − Mortgage interest: −$11,707
• − Property taxes: −$1,932
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − HOA: −$480
• − Depreciation: −$6,080
• Taxable loss: −$2,832
• Est. tax savings @ 24.0%: +$680
• After-tax cash flow: $1,387/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: Tift County
• NCES district ID: 1304980
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $37,497
• Composite: 25.42/100
• National rank: #7454
• State rank: #96 of 174 in GA

Livability — Tifton

• Score: 72/100
• State rank: #69
• US rank: #6288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tifton, GA
• County: Tift County · 26,178 people
• City population: 26,178
• Metro: Tifton, GA
• Population (ZIP): 26,178
• Household income: $46,056
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 759.0

Population outlook (Tift County) Hauer SSP2

• Today (2025): 41,250 people
• By 2030: 41,146 · -0.3%
• By 2040: 40,677 · -1.4%
• By 2050: 39,930 · -3.2%
• By 2075: 37,078 · -10.1%
• By 2100: 32,742 · -20.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 46% Black 37% Hispanic / Latino 12% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 1% Serbian 1% Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10% Other Asian/Pacific 0%

Political lean MEDSL · Tift

• 2024 margin: Solid R (+35.7) · D 32.0% · R 67.7%
• 2008→2024 swing: -2.8pp toward R · 2008: -32.8pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+33.6 2016: R+37.4 2012: R+32.6 2008: R+32.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.93%
• Current HPI: 175.5649
• Rent YoY: —
• Metro: Tifton, GA
• 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

+112.2% since first listed

5 events — show timeline

• 2026-04-23 Listed $209,000 TBOR
• 2026-04-23 Listed $209,000 GAMLS
• 2025-05-30 Sold (MLS) $140,000 TBOR
• 2021-10-07 Sold (Public Records) $285,000 Public Records
• 2016-07-01 Sold (Public Records) $98,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,932 · +9.1% YoY. Source: county tax records.