4732 Highway 65 · Pelham, GA 31779

$59,900

2 bd · 1.0 ba · 1,240 sqft · SingleFamily · 42 Days on market

Built 1940 Poor condition 1.25 ac lot $48/sqft · 62% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Schools +0.8/10.0

Listing remarks

This 1.247-acre parcel in Pelham, GA, offers a rare blend of rural charm and potential for modern living. The land is set on a quiet, tree-lined site with mature trees providing natural shade, privacy, and year-round beauty. The existing old home can be restored to create a custom residence or demolished to build a new structure, or mobile home, tailored to your design! This property has a private well and septic tank in place. Call today for a showing!

Key facts

• Private well
• Septic tank
• 1.247-acre parcel

Tags

• 1.247-ACRE PARCEL
• QUIET TREE-LINED SITE
• MATURE TREES
• PRIVATE WELL
• SEPTIC TANK

Property features AI

Exterior

• Parking: Open parking
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; One story; Fixer condition
• Construction: Wood siding; Metal roof; Built on a single-floor foundation
• Exterior features: Secluded lot; Outbuilding; Workshop; Covered porch

Interior

• Bathrooms: 1 full bathroom
• Interior features: Covered porch

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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.
• Mitchell County (rural): math 8% / reading 11% proficiency, ranked #167 of 174 in GA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.73% ✓
• Cap rate: 14.37%
• Cash-on-cash: 28.84%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (median comp): $156,965
• List price: $59,900
• Delta: -61.84%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5028 Georgia Hwy 65	0.61mi	3/2.0 (+1)	1,216 (-2%)	22mo	$112,500	$93	41

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: 33.6%
• Equity multiple: 2.84×
• Total profit: $30,873
• Equity at exit: $24,770

10-year hold

• IRR: 34.5%
• Equity multiple: 5.56×
• Total profit: $76,551
• 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: 37
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,034 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $403

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 56%

Sensitivity live

Price	-10% $445	-5% $424	+0% $403	+5% $382	+10% $362
Rent	-10% $321	-5% $362	+0% $403	+5% $444	+10% $485
Rate	-1.0pp $433	-0.5pp $418	base $403	+0.5pp $388	+1.0pp $372

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. 2026-06-19
   days on market $59,900 Active 42 DOM
2. 2026-06-18
   days on market $59,900 Active 41 DOM
3. 2026-06-17
   days on market $59,900 Active 40 DOM
4. 2026-06-16
   days on market $59,900 Active 39 DOM
5. 2026-06-15
   days on market $59,900 Active 38 DOM
6. 2026-06-14
   days on market $59,900 Active 36 DOM
7. 2026-06-13
   days on market $59,900 Active 35 DOM
8. 2026-06-10
   days on market $59,900 Active 33 DOM
9. 2026-06-09
   days on market $59,900 Active 32 DOM
10. 2026-06-08
    days on market $59,900 Active 31 DOM
11. 2026-06-07
    days on market $59,900 Active 30 DOM
12. 2026-06-05
    days on market $59,900 Active 27 DOM
13. 2026-06-03
    days on market $59,900 Active 26 DOM
14. 2026-06-02
    days on market $59,900 Active 25 DOM
15. 2026-06-01
    days on market $59,900 Active 24 DOM
16. 2026-05-31
    days on market $59,900 Active 23 DOM
17. 2026-05-30
    days on market $59,900 Active 22 DOM
18. 2026-05-08
    listed $59,900 Active 457-char remark

ⓘ 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 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: $12,411
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$1,743
• Taxable income: $4,130
• Est. tax owed @ 24.0%: −$991
• After-tax cash flow: $3,846/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 · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation, including a new roof, siding, and interior systems. Landscaping and curb appeal improvements can increase its value for both resale and rental.

Repairs flagged

• Major roof — Rusty metal roof with visible damage
• Major exterior siding — Weathered siding, peeling paint
• Major flooring — Exposed subflooring, debris
• Major interior walls — Exposed studs, missing drywall
• Major bathrooms — Exposed plumbing, missing fixtures
• Major HVAC — No visible HVAC systems

Value-add opportunities

• Both Landscaping and curb appeal — Improved curb appeal can attract buyers and renters
• Both HVAC and electrical systems — Modern systems improve comfort and energy efficiency
• Both Interior walls and flooring — Renovating interior walls and flooring can increase the home's livability and value
• Both Bathrooms — Upgrading bathrooms can significantly increase the home's value and appeal to potential buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Rusty metal roof with visible damage	Major	$15,000–50,000
exterior siding · Weathered siding, peeling paint	Major	$15,000–50,000
flooring · Exposed subflooring, debris	Major	$15,000–50,000
interior walls · Exposed studs, missing drywall	Major	$15,000–50,000
bathrooms · Exposed plumbing, missing fixtures	Major	$15,000–50,000
HVAC · No visible HVAC systems	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Landscaping and curb appeal — Improved curb appeal can attract buyers and renters ↑
• Both HVAC and electrical systems — Modern systems improve comfort and energy efficiency ↑
• Both Interior walls and flooring — Renovating interior walls and flooring can increase the home's livability and value ↑
• Both Bathrooms — Upgrading bathrooms can significantly increase the home's value and appeal to potential buyers and renters ↑

ⓘ 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: Mitchell County
• NCES district ID: 1303690
• Math proficiency: 8% ▼ -19.00%
• Reading proficiency: 11% ▼ -16.00%
• Median HH income: $36,119
• Composite: 7.87/100
• National rank: #9927
• State rank: #167 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

• 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

1 event — show timeline

• 2026-05-08 Listed $59,900 TABRMLS