220 13th Ave Ave SW · Cairo, GA 39828

$98,000

3 bd · 1.0 ba · 1,421 sqft · SingleFamily public records · 47 Days on market

Built 1953 0.63 ac lot $69/sqft · 45% below area Est $178k · 45% under ↓ 9% since listing

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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 +8.4/10.0
• 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

Check out this 3-bedroom home with tile floors throughout and a covered porch perfect for relaxing. The large lot gives you lots of room to spread out. It includes a living room and a formal dining area. It does need a little work, but it's a great opportunity to make it your own.

Key facts

• Covered porch
• Tile floors
• Living room

Tags

• TILE FLOORS
• COVERED PORCH
• LARGE LOT
• LIVING ROOM
• FORMAL DINING AREA

Property features AI

Exterior

• Parking: Open parking; Concrete parking surface
• Utilities: Public water; Sewer connected; Water connected
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding; Slab foundation; Built with metal roof
• Exterior features: Front porch; Chain link fencing; Metal roof

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.0% 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, amenities F, commute 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.
• Zoned schools: Southside Elementary School (math 41% / reading 24%, grade F, #575 of 1,228 statewide, top 47%, 564 students, 100% FRL); Washington Middle School (math 15% / reading 28%, grade F, #339 of 470 statewide, top 72%, 686 students, 100% FRL); Cairo High School (math 9% / reading 12%, grade F, #348 of 424 statewide, top 83%, 1,274 students, 100% FRL, charter) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $678 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $95,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.50%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (median comp): $178,291
• List price: $98,000
• Delta: -45.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Oriac Ave Ave SW	0.10mi	3/1.0	1,248 (-12%)	5mo	$139,000	$111	71
55 15th Ave Ave SE	0.38mi	3/2.0	1,446 (+2%)	9mo	$80,000	$55	68
720 1st St St SW	0.36mi	3/1.0	1,536 (+8%)	6mo	$62,500	$41	65
536 SW 7th St	0.63mi	3/1.5	1,425 (+0%)	12mo	$115,000	$81	58
516 SE 2nd St	0.64mi	3/2.0	1,430 (+1%)	9mo	$185,500	$130	58
1012 SE 3rd St	0.44mi	3/2.0	1,486 (+5%)	15mo	$148,000	$100	56
425 S Broad St	0.67mi	2/1.0 (-1)	1,382 (-3%)	8mo	$80,000	$58	52
1355 SE Brookwood Dr	0.54mi	3/2.0	1,512 (+6%)	11mo	$245,500	$162	51
1465 1st St St SE	0.39mi	2/1.0 (-1)	1,247 (-12%)	9mo	$92,500	$74	49
290 SE Muggridge Ln	0.40mi	3/2.0	1,310 (-8%)	18mo	$190,000	$145	49
645 SW 7th St	0.55mi	3/2.0	1,508 (+6%)	18mo	$78,000	$52	45
339 SE 7th Ave	0.64mi	4/2.0 (+1)	1,392 (-2%)	19mo	$160,000	$115	42

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $8,157
• Equity at exit: $14,612

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $38,078
• Equity at exit: $8,473

Cash invested: $27,440 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $377

Break-even live

Break-even rent $834

Max offer price $98,000

Occupancy floor 66%

Sensitivity live

Price	-10% $433	-5% $405	+0% $377	+5% $350	+10% $322
Rent	-10% $274	-5% $325	+0% $377	+5% $429	+10% $481
Rate	-1.0pp $427	-0.5pp $402	base $377	+0.5pp $352	+1.0pp $326

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $98,000 Active 47 DOM
2. 2026-06-19
   days on market $98,000 Active 45 DOM
3. 2026-06-18
   days on market $98,000 Active 44 DOM
4. 2026-06-17
   days on market $98,000 Active 43 DOM
5. 2026-06-16
   days on market $98,000 Active 42 DOM
6. 2026-06-15
   days on market $98,000 Active 41 DOM
7. 2026-06-14
   days on market $98,000 Active 39 DOM
8. 2026-06-12
   pricedays on market $98,000 Active 38 DOM
9. 2026-06-09
   days on market $107,950 Active 35 DOM
10. 2026-06-08
    days on market $107,950 Active 34 DOM
11. 2026-06-07
    days on market $107,950 Active 33 DOM
12. 2026-06-07
    days on market $107,950 Active 32 DOM
13. 2026-06-03
    days on market $107,950 Active 29 DOM
14. 2026-06-02
    days on market $107,950 Active 28 DOM
15. 2026-06-01
    days on market $107,950 Active 27 DOM
16. 2026-05-31
    days on market $107,950 Active 26 DOM
17. 2026-05-31
    days on market $107,950 Active 25 DOM
18. 2026-05-05
    listed $107,950 Active 281-char remark

ⓘ 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: $1,252 · $104/mo
• Projected year-2 tax: $1,252 · $104/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 · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $15,742
• − Mortgage interest: −$5,490
• − Property taxes: −$1,252
• − Insurance: −$490
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$2,851
• Taxable income: $3,141
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $3,773/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

-9.2% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $98,000 MBOR
• 2026-05-05 Listed $107,950 MBOR

Property tax history

+4.8%/yr

Latest (2025): $1,252 · -15.2% YoY. Source: county tax records.