430 Cox Rd · Colquitt, GA 39837

$105,000

3 bd · 2.0 ba · 2,284 sqft · SingleFamily public records

Built 1973 1.36 ac lot ↓ 43% since listing

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Why this score? — see what drove the C- 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 +17.4/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• DSCR +5.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

If your looking for country setting this is it! Just down the road from Crooked Oak Golf Club, This four bedroom two bath brick house sits on 1.36 acres and looks over acres of farmland. Newer roof! Large master bedroom suite with private bathroom. Beautiful kitchen with dining room and sun room overlooking spacious deck that is perfect for grilling or a patio set. Living room with fireplace. Three spare bedrooms with hardwood floors. Large covered carport. Multiple producing pecan trees on property that can help pay for property taxes. Call today to set up a private showing!

Key facts

• 1.36 acre lot
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $80 ($956/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

Location & tenants

• Location reads 68/100 on livability (#136 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools F, amenities F, commute F.
• Miller County (rural): math 23% / reading 26% proficiency, ranked #131 of 174 in GA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP; 2 units permitted in Miller County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($726 loan paydown + $7k appreciation (6.6% local appreciation)).
• Miller County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• 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 $105,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.33×
• Total profit: $39,096
• Equity at exit: $69,880

10-year hold

• IRR: 18.6%
• Equity multiple: 4.75×
• Total profit: $110,329
• Equity at exit: $130,210

Cash invested: $29,400 (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 39837

• Home prices YoY: 2.7%
• Active inventory: 17
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$214 /mo · $2,567/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $80

Break-even live

Break-even rent $1,023

Max offer price $105,000

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-02-10
   historical
2. 2025-05-30
   listed $105,000
3. 2021-11-15
   soldstatus $195,000 582-char remark

   Show marketing remark (582 chars)

   If your looking for country setting this is it! Just down the road from Crooked Oak Golf Club, This four bedroom two bath brick house sits on 1.36 acres and looks over acres of farmland. Newer roof! Large master bedroom suite with private bathroom. Beautiful kitchen with dining room and sun room overlooking spacious deck that is perfect for grilling or a patio set. Living room with fireplace. Three spare bedrooms with hardwood floors. Large covered carport. Multiple producing pecan trees on property that can help pay for property taxes. Call today to set up a private showing!

4. 2021-05-26
   soldstatus $144,000
5. 2021-05-25
   listed $197,500 582-char remark

   Show marketing remark (582 chars)

   If your looking for country setting this is it! Just down the road from Crooked Oak Golf Club, This four bedroom two bath brick house sits on 1.36 acres and looks over acres of farmland. Newer roof! Large master bedroom suite with private bathroom. Beautiful kitchen with dining room and sun room overlooking spacious deck that is perfect for grilling or a patio set. Living room with fireplace. Three spare bedrooms with hardwood floors. Large covered carport. Multiple producing pecan trees on property that can help pay for property taxes. Call today to set up a private showing!

6. 2021-05-21
   soldstatus $144,000 535-char remark

   Show marketing remark (535 chars)

   If your looking for country setting this is it! This four bedroom two bath brick house sits on 1.36 acres and looks over acres of farmland. Newer roof! Large master bedroom suite with private bathroom. Beautiful kitchen with dining room and sun room overlooking spacious deck that is perfect for grilling or a patio set. Living room with fireplace. Three spare bedrooms with hardwood floors. Large covered carport. Multiple producing pecan trees on property that can help pay for property taxes. Call today to set up a private showing!

7. 2021-05-03
   listed $185,000 535-char remark

   Show marketing remark (535 chars)

   If your looking for country setting this is it! This four bedroom two bath brick house sits on 1.36 acres and looks over acres of farmland. Newer roof! Large master bedroom suite with private bathroom. Beautiful kitchen with dining room and sun room overlooking spacious deck that is perfect for grilling or a patio set. Living room with fireplace. Three spare bedrooms with hardwood floors. Large covered carport. Multiple producing pecan trees on property that can help pay for property taxes. Call today to set up a private showing!

ⓘ 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: $2,567 · $214/mo
• Projected year-2 tax: $2,567 · $214/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,487
• − Mortgage interest: −$5,882
• − Property taxes: −$2,567
• − Insurance: −$525
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$3,055
• Taxable loss: −$699
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $1,123/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: Miller County
• NCES district ID: 1303660
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $35,319
• Composite: 20.24/100
• National rank: #8625
• State rank: #131 of 174 in GA

Livability — Colquitt

• Score: 68/100
• State rank: #136
• US rank: #9304

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,994

Population outlook (Miller County) Hauer SSP2

• Today (2025): 5,401 people
• By 2030: 5,146 · -4.7%
• By 2040: 4,675 · -13.4%
• By 2050: 4,282 · -20.7%
• By 2075: 3,577 · -33.8%
• By 2100: 3,087 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 29% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Miller

• 2024 margin: Solid R (+50.5) · D 24.6% · R 75.1%
• 2008→2024 swing: -11.0pp toward R · 2008: -39.5pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+46.5 2016: R+49.8 2012: R+38.1 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.58%
• Current HPI: 246.936
• 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

-43.2% since first listed

7 events — show timeline

• 2026-02-10 Delisted — SWGABOR
• 2025-05-30 Listed $105,000 SWGABOR
• 2021-11-15 Sold (MLS) $195,000 TBOR
• 2021-05-26 Sold (Public Records) $144,000 Public Records
• 2021-05-25 Listed $197,500 TBOR
• 2021-05-21 Sold (MLS) $144,000 TBOR
• 2021-05-03 Listed $185,000 TBOR

Property tax history

+4.9%/yr

Latest (2025): $2,567 · -0.7% YoY. Source: county tax records.