4732 Highway 65 · Pelham, GA 31779

$59,900

2 bd · 1.0 ba · 1,240 sqft · SingleFamily · 138 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

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 $457 ($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: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 4.9% 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: crime F, amenities F, commute 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.
• Zoned schools: Mitchell County Primary School (366 students, 100% FRL); Mitchell County Middle School (math 4% / reading 13%, grade F, #439 of 470 statewide, top 94%, 280 students, 100% FRL); Mitchell County High School (math 8% / reading 8%, grade F, #378 of 424 statewide, top 91%, 390 students, 100% FRL) — zoned schools average 100% FRL vs 80% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 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 138 days — a 12% lower offer ($53k) 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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.84% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.69%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (median comp): $157,163
• List price: $59,900
• Delta: -61.89%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4702 Ga Highway 65	0.11mi	3/2.0 (+1)	1,600 (+29%)	5mo	$128,000	$80	57
4733 Orr Rd	1.05mi	3/1.5 (+1)	1,225 (-1%)	16mo	$63,000	$51	43
307 SW Palmer St	2.15mi	3/2.0 (+1)	1,200 (-3%)	11mo	$122,234	$102	42
5028 Georgia Hwy 65	0.61mi	3/2.0 (+1)	1,216 (-2%)	25mo	$112,500	$93	39
1604 Old Pelham Rd	1.53mi	3/2.0 (+1)	1,344 (+8%)	13mo	$85,000	$63	31
443 Stewart St SW	2.14mi	3/2.0 (+1)	1,400 (+13%)	4mo	$149,900	$107	31
277 Saunders St SW	2.09mi	3/2.0 (+1)	1,400 (+13%)	5mo	$174,000	$124	30
365 Palmer St	2.18mi	4/2.0 (+2)	1,341 (+8%)	16mo	$169,000	$126	24
550 Burum St	1.95mi	2/1.0	1,000 (-19%)	28mo	$104,000	$104	20
552 Hand Ave	1.65mi	3/2.0 (+1)	1,371 (+11%)	28mo	$242,000	$177	18
582 SW Sapp Ave	1.88mi	4/2.0 (+2)	1,402 (+13%)	20mo	$184,900	$132	13
2544 Old Pelham Rd	2.17mi	4/2.0 (+2)	1,560 (+26%)	31mo	$185,000	$119	6

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: 37.4%
• Equity multiple: 3.04×
• Total profit: $34,296
• Equity at exit: $24,770

10-year hold

• IRR: 38.1%
• Equity multiple: 6.00×
• Total profit: $83,943
• 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: 58
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $457

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 54%

Sensitivity live

Price	-10% $498	-5% $478	+0% $457	+5% $436	+10% $415
Rent	-10% $370	-5% $413	+0% $457	+5% $500	+10% $544
Rate	-1.0pp $487	-0.5pp $472	base $457	+0.5pp $441	+1.0pp $426

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Open parking
• Utilities: Private well waterSeptic tank
• Home design: Single-family residenceOne storyFixer condition
• Construction: Wood sidingMetal roofBuilt on a single-floor foundation
• Exterior features: Secluded lotOutbuildingWorkshopCovered porch

Interior

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

Listing history 50 events

1. 2026-09-24
   days on market $59,900 Active 138 DOM
2. 2026-09-22
   days on market $59,900 Active 137 DOM
3. 2026-09-21
   days on market $59,900 Active 136 DOM
4. 2026-09-20
   days on market $59,900 Active 135 DOM
5. 2026-09-19
   days on market $59,900 Active 134 DOM
6. 2026-09-18
   days on market $59,900 Active 133 DOM
7. 2026-09-17
   days on market $59,900 Active 132 DOM
8. 2026-09-16
   days on market $59,900 Active 131 DOM
9. 2026-09-15
   days on market $59,900 Active 130 DOM
10. 2026-09-14
    days on market $59,900 Active 129 DOM
11. 2026-09-13
    days on market $59,900 Active 128 DOM
12. 2026-09-12
    days on market $59,900 Active 127 DOM
13. 2026-09-11
    days on market $59,900 Active 126 DOM
14. 2026-09-05
    days on market $59,900 Active 120 DOM
15. 2026-09-04
    days on market $59,900 Active 119 DOM
16. 2026-09-03
    days on market $59,900 Active 118 DOM
17. 2026-08-31
    days on market $59,900 Active 115 DOM
18. 2026-08-30
    days on market $59,900 Active 114 DOM
19. 2026-08-29
    days on market $59,900 Active 113 DOM
20. 2026-08-28
    days on market $59,900 Active 112 DOM
21. 2026-08-27
    days on market $59,900 Active 111 DOM
22. 2026-08-26
    days on market $59,900 Active 110 DOM
23. 2026-08-25
    days on market $59,900 Active 109 DOM
24. 2026-08-24
    days on market $59,900 Active 108 DOM
25. 2026-08-23
    days on market $59,900 Active 107 DOM
26. 2026-08-22
    days on market $59,900 Active 106 DOM
27. 2026-08-21
    days on market $59,900 Active 105 DOM
28. 2026-08-20
    days on market $59,900 Active 104 DOM
29. 2026-08-19
    days on market $59,900 Active 103 DOM
30. 2026-08-18
    days on market $59,900 Active 102 DOM
31. 2026-08-17
    days on market $59,900 Active 101 DOM
32. 2026-08-16
    days on market $59,900 Active 100 DOM
33. 2026-08-15
    days on market $59,900 Active 99 DOM
34. 2026-08-14
    days on market $59,900 Active 98 DOM
35. 2026-08-13
    days on market $59,900 Active 97 DOM
36. 2026-08-12
    days on market $59,900 Active 96 DOM
37. 2026-08-11
    days on market $59,900 Active 95 DOM
38. 2026-08-10
    days on market $59,900 Active 94 DOM
39. 2026-08-09
    days on market $59,900 Active 93 DOM
40. 2026-08-08
    days on market $59,900 Active 92 DOM
41. 2026-08-07
    days on market $59,900 Active 91 DOM
42. 2026-08-06
    days on market $59,900 Active 90 DOM
43. 2026-08-05
    days on market $59,900 Active 89 DOM
44. 2026-08-04
    days on market $59,900 Active 88 DOM
45. 2026-08-03
    days on market $59,900 Active 87 DOM
46. 2026-07-31
    days on market $59,900 Active 84 DOM
47. 2026-07-30
    days on market $59,900 Active 83 DOM
48. 2026-07-29
    days on market $59,900 Active 82 DOM
49. 2026-07-27
    days on market $59,900 Active 80 DOM
50. 2026-07-25
    days on market $59,900 Active 78 DOM

ⓘ 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: $13,227
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$1,743
• Taxable income: $4,815
• Est. tax owed @ 24.0%: −$1,156
• After-tax cash flow: $4,327/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 Est. rehab $62,000–$111,600 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 8/100

Zoned Schools

Elementary Mitchell County Primary School Middle Mitchell County Middle School F GA #439/470 Nat'l #13,547/14,009 High Mitchell County High School F GA #378/424 Nat'l #16,644/17,239

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

D Composite livability gradescore 56/100

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

• County: Mitchell · 20,489 people
• Population (ZIP): 8,877
• Household income: $50,450
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 7% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Open parking
• Utilities: Private well waterSeptic tank
• Home design: Single-family residenceOne storyFixer condition
• Construction: Wood sidingMetal roofBuilt on a single-floor foundation
• Exterior features: Secluded lotOutbuildingWorkshopCovered porch

Interior

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

Price history

1 event — show timeline

• 2026-05-08 Listed $59,900 TABRMLS