105 Cedar Rd · Tifton, GA 31774

$119,900

3 bd · 2.0 ba · 1,350 sqft · Manufactured · 58 Days on market

Built 1998 Fair condition 1.00 ac lot $89/sqft · 17% above area Est $103k · 17% over

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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 +17.2/30.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1998 model was custom built with a huge master bedroom. Lots of kitchen cabinets, extra windows for lots on natural light. sitting on a 1ac lot, there's no better place to call home than Pleasure Lake. Enjoy all the peaks, you can get a share in the lake and enjoy, boating fishing, picnics at the pavilion for a one time fee of 450.00. New roof in 2020, New HVAC in 2025

Key facts

• Custom built
• Huge master bedroom
• Extra windows

Tags

• CUSTOM BUILT
• HUGE MASTER BEDROOM
• LOTS OF KITCHEN CABINETS
• EXTRA WINDOWS
• 1AC LOT
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $116k (3.4% below list).
• Recommended offer: $116k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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, schools D-, commute F.
• Irwin County (rural): math 37% / reading 38% proficiency, ranked #57 of 174 in GA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 32 units permitted in Irwin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Irwin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago 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 $40k; list at $120k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,807 (3.4% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 0.97% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $102,544
• List price: $119,900
• Delta: 16.93%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.4%
• Equity multiple: 0.59×
• Total profit: $-13,917
• Equity at exit: $17,877

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-4,972
• Equity at exit: $10,367

Cash invested: $33,572 (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 31774

• Home prices YoY: -10.5%
• Active inventory: 23
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $86

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 88%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $119,900 Active 58 DOM
2. 2026-06-18
   days on market $119,900 Active 57 DOM
3. 2026-06-17
   days on market $119,900 Active 56 DOM
4. 2026-06-16
   days on market $119,900 Active 55 DOM
5. 2026-06-15
   days on market $119,900 Active 54 DOM
6. 2026-06-14
   days on market $119,900 Active 52 DOM
7. 2026-06-12
   days on market $119,900 Active 51 DOM
8. 2026-06-09
   days on market $119,900 Active 48 DOM
9. 2026-06-08
   days on market $119,900 Active 47 DOM
10. 2026-06-07
    days on market $119,900 Active 46 DOM
11. 2026-06-07
    days on market $119,900 Active 45 DOM
12. 2026-06-03
    days on market $119,900 Active 42 DOM
13. 2026-06-02
    days on market $119,900 Active 41 DOM
14. 2026-06-01
    days on market $119,900 Active 40 DOM
15. 2026-05-31
    days on market $119,900 Active 39 DOM
16. 2026-05-30
    days on market $119,900 Active 38 DOM
17. 2026-04-22
    listed $119,900 New 377-char remark

    Show marketing remark (376 chars)

    This 1998 model was custom built with a huge master bedroom. Lots of kitchen cabinets, extra windows for lots on natural light. sitting on a 1ac lot, there's no better place to call home than Pleasure Lake. Enjoy all the perks, you can get a share in the lake for a one time fee of 450.00 and enjoy, boating fishing, picnics at the pavilion. New roof in 2020, New HVAC in 2025

18. 2026-04-22
    listed $119,900 Active 376-char remark

    Show marketing remark (376 chars)

    This 1998 model was custom built with a huge master bedroom. Lots of kitchen cabinets, extra windows for lots on natural light. sitting on a 1ac lot, there's no better place to call home than Pleasure Lake. Enjoy all the perks, you can get a share in the lake for a one time fee of 450.00 and enjoy, boating fishing, picnics at the pavilion. New roof in 2020, New HVAC in 2025

19. 2019-05-22
    soldstatus $40,000
20. 2019-03-22
    listed $42,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 8 d/yr ≥107°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: $13,897
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$3,488
• Taxable loss: −$929
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $1,258/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 · 4 photos

Fair 45/100 Moderate rehab

This 1998 manufactured home requires moderate renovations, focusing on exterior siding, flooring, and interior repairs. Landscaping and curb appeal improvements will significantly enhance its resale and rental value.

Repairs flagged

• Major Exterior siding — Significant wear and tear
• Major Flooring — Exposed subflooring
• Major Interior walls/paint — Painted walls with peeling

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and marketability
• Both Interior painting and repairs — Improves home's appearance and value
• Both Kitchen and bathroom updates — Modernizes spaces and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear	Major	$15,000–50,000
Flooring · Exposed subflooring	Major	$15,000–50,000
Interior walls/paint · Painted walls with peeling	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and marketability ↑
• Both Interior painting and repairs — Improves home's appearance and value ↑
• Both Kitchen and bathroom updates — Modernizes spaces and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Irwin County
• NCES district ID: 1302910
• Math proficiency: 37% ▬ 0.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $36,963
• Composite: 31.18/100
• National rank: #6047
• State rank: #57 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

• City population: 26,178
• Population (ZIP): 5,788

Population outlook (Irwin County) Hauer SSP2

• Today (2025): 8,644 people
• By 2030: 8,322 · -3.7%
• By 2040: 7,634 · -11.7%
• By 2050: 6,990 · -19.1%
• By 2075: 5,885 · -31.9%
• By 2100: 5,006 · -42.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 39% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 1%
• Foreign-born: 1%

Political lean MEDSL · Irwin

• 2024 margin: Solid R (+54.2) · D 22.7% · R 76.9%
• 2008→2024 swing: -17.4pp toward R · 2008: -36.8pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+51.0 2016: R+49.8 2012: R+37.6 2008: R+36.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.44%
• Current HPI: 216.6609
• 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

+182.1% since first listed

4 events — show timeline

• 2026-04-22 Listed $119,900 TBOR
• 2026-04-22 Listed $119,900 GAMLS
• 2019-05-22 Sold (MLS) $40,000 TBOR
• 2019-03-22 Listed $42,500 TBOR