156 E Geer St · Colquitt, GA 39837

$115,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 85 Days on market

Built 1971 9,583 sqft lot $85/sqft · 11% below area Est $129k · 11% under

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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 +17.1/30.0
• ARV discount +12.5/15.0
• Appreciation +8.3/10.0
• DSCR +5.3/10.0
• 1% rule +4.5/10.0
• 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

Investor Opportunity & Savvy Buyer-Ready Home - Colquitt Excellent value! This 3-bed, 2-bath ranch on a spacious corner lot in downtown Colquitt features recent updates including a new HVAC system, water heater, updated bathrooms with contemporary finishes, and a remodeled kitchen with sleek countertops and new cabinetry. Roof is less than 10 years old. Comparable homes are selling for $140k+, making this an ideal flip or rental investment with minimal finishing work needed. Home will need clean out and Reno completed. Located in vibrant downtown Colquitt with walkable access to local dining, boutique shopping, murals, and live performances at Cotton Hall Theater. Enjoy nearby outdoor recreation at Spring Creek Park and Reed Bingham State Park. Schedule your showing today!

Key facts

• Water heater
• Remodeled kitchen
• Updated bathrooms

Tags

• NEW HVAC SYSTEM
• WATER HEATER
• UPDATED BATHROOMS
• REMODELED KITCHEN
• SLEEK COUNTERTOPS
• NEW CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $80 ($955/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 $109k (5.0% below list).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

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: 18 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 ($795 loan paydown + $8k 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $115k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

• ARV (median comp): $129,336
• List price: $115,000
• Delta: -11.08%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 N First St	0.30mi	3/2.0	1,283 (-5%)	14mo	$165,000	$129	62
154 Peter St	0.51mi	3/2.0	1,500 (+11%)	12mo	$157,500	$105	44
160 Peter St	0.52mi	2/2.0 (-1)	1,504 (+11%)	20mo	$130,000	$86	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.1%
• Equity multiple: 2.31×
• Total profit: $42,266
• Equity at exit: $76,535

10-year hold

• IRR: 18.3%
• Equity multiple: 4.71×
• Total profit: $119,463
• Equity at exit: $142,611

Cash invested: $32,200 (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: 18
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$132 /mo · $1,589/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $80

Break-even live

Break-even rent $992

Max offer price $115,000

Occupancy floor 88%

Sensitivity live

Price	-10% $145	-5% $112	+0% $80	+5% $47	+10% $14
Rent	-10% $-7	-5% $36	+0% $80	+5% $123	+10% $166
Rate	-1.0pp $137	-0.5pp $109	base $80	+0.5pp $50	+1.0pp $19

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $115,000 Active 85 DOM
2. 2026-06-21
   days on market $115,000 Active 84 DOM
3. 2026-06-18
   days on market $115,000 Active 82 DOM
4. 2026-06-17
   days on market $115,000 Active 81 DOM
5. 2026-06-16
   days on market $115,000 Active 80 DOM
6. 2026-06-15
   days on market $115,000 Active 79 DOM
7. 2026-06-13
   days on market $115,000 Active 77 DOM
8. 2026-06-12
   days on market $115,000 Active 76 DOM
9. 2026-06-09
   days on market $115,000 Active 73 DOM
10. 2026-06-08
    days on market $115,000 Active 72 DOM
11. 2026-06-07
    days on market $115,000 Active 71 DOM
12. 2026-06-07
    days on market $115,000 Active 70 DOM
13. 2026-06-04
    days on market $115,000 Active 67 DOM
14. 2026-06-02
    days on market $115,000 Active 66 DOM
15. 2026-06-01
    days on market $115,000 Active 65 DOM
16. 2026-05-31
    days on market $115,000 Active 64 DOM
17. 2026-05-31
    days on market $115,000 Active 63 DOM
18. 2026-05-11
    status Back On Market 788-char remark

    Show marketing remark (788 chars)

    Investor Opportunity & Savvy Buyer-Ready Home - Colquitt Excellent value! This 3-bed, 2-bath ranch on a spacious corner lot in downtown Colquitt features recent updates including a new HVAC system, water heater, updated bathrooms with contemporary finishes, and a remodeled kitchen with sleek countertops and new cabinetry. Roof is less than 10 years old. Comparable homes are selling for $140k+, making this an ideal flip or rental investment with minimal finishing work needed. Home will need clean out and Reno completed. Located in vibrant downtown Colquitt with walkable access to local dining, boutique shopping, murals, and live performances at Cotton Hall Theater. Enjoy nearby outdoor recreation at Spring Creek Park and Reed Bingham State Park. Schedule your showing today!

19. 2026-04-17
    status Under Contract 788-char remark

    Show marketing remark (788 chars)

    Investor Opportunity & Savvy Buyer-Ready Home - Colquitt Excellent value! This 3-bed, 2-bath ranch on a spacious corner lot in downtown Colquitt features recent updates including a new HVAC system, water heater, updated bathrooms with contemporary finishes, and a remodeled kitchen with sleek countertops and new cabinetry. Roof is less than 10 years old. Comparable homes are selling for $140k+, making this an ideal flip or rental investment with minimal finishing work needed. Home will need clean out and Reno completed. Located in vibrant downtown Colquitt with walkable access to local dining, boutique shopping, murals, and live performances at Cotton Hall Theater. Enjoy nearby outdoor recreation at Spring Creek Park and Reed Bingham State Park. Schedule your showing today!

20. 2026-04-06
    price $115,000

    Show marketing remark (788 chars)

    Investor Opportunity & Savvy Buyer-Ready Home - Colquitt Excellent value! This 3-bed, 2-bath ranch on a spacious corner lot in downtown Colquitt features recent updates including a new HVAC system, water heater, updated bathrooms with contemporary finishes, and a remodeled kitchen with sleek countertops and new cabinetry. Roof is less than 10 years old. Comparable homes are selling for $140k+, making this an ideal flip or rental investment with minimal finishing work needed. Home will need clean out and Reno completed. Located in vibrant downtown Colquitt with walkable access to local dining, boutique shopping, murals, and live performances at Cotton Hall Theater. Enjoy nearby outdoor recreation at Spring Creek Park and Reed Bingham State Park. Schedule your showing today!

21. 2026-04-06
    price $115,000 788-char remark

    Show marketing remark (788 chars)

    Investor Opportunity & Savvy Buyer-Ready Home - Colquitt Excellent value! This 3-bed, 2-bath ranch on a spacious corner lot in downtown Colquitt features recent updates including a new HVAC system, water heater, updated bathrooms with contemporary finishes, and a remodeled kitchen with sleek countertops and new cabinetry. Roof is less than 10 years old. Comparable homes are selling for $140k+, making this an ideal flip or rental investment with minimal finishing work needed. Home will need clean out and Reno completed. Located in vibrant downtown Colquitt with walkable access to local dining, boutique shopping, murals, and live performances at Cotton Hall Theater. Enjoy nearby outdoor recreation at Spring Creek Park and Reed Bingham State Park. Schedule your showing today!

22. 2026-03-05
    status Active
23. 2026-02-20
    listed $129,900 New 788-char remark

    Show marketing remark (788 chars)

    Investor Opportunity & Savvy Buyer-Ready Home - Colquitt Excellent value! This 3-bed, 2-bath ranch on a spacious corner lot in downtown Colquitt features recent updates including a new HVAC system, water heater, updated bathrooms with contemporary finishes, and a remodeled kitchen with sleek countertops and new cabinetry. Roof is less than 10 years old. Comparable homes are selling for $140k+, making this an ideal flip or rental investment with minimal finishing work needed. Home will need clean out and Reno completed. Located in vibrant downtown Colquitt with walkable access to local dining, boutique shopping, murals, and live performances at Cotton Hall Theater. Enjoy nearby outdoor recreation at Spring Creek Park and Reed Bingham State Park. Schedule your showing today!

24. 2026-02-20
    listed $129,900 Active

    Show marketing remark (788 chars)

    Investor Opportunity & Savvy Buyer-Ready Home - Colquitt Excellent value! This 3-bed, 2-bath ranch on a spacious corner lot in downtown Colquitt features recent updates including a new HVAC system, water heater, updated bathrooms with contemporary finishes, and a remodeled kitchen with sleek countertops and new cabinetry. Roof is less than 10 years old. Comparable homes are selling for $140k+, making this an ideal flip or rental investment with minimal finishing work needed. Home will need clean out and Reno completed. Located in vibrant downtown Colquitt with walkable access to local dining, boutique shopping, murals, and live performances at Cotton Hall Theater. Enjoy nearby outdoor recreation at Spring Creek Park and Reed Bingham State Park. Schedule your showing today!

25. 2025-10-31
    historical
26. 2025-10-31
    historical
27. 2025-04-29
    listed $135,900 New
28. 2025-04-29
    listed $135,900 Active
29. 2024-01-08
    soldstatus $48,000

ⓘ 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: $1,589 · $132/mo
• Projected year-2 tax: $1,589 · $132/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 ≥109°F today · 20 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: $13,108
• − Mortgage interest: −$6,442
• − Property taxes: −$1,589
• − Insurance: −$575
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$3,345
• Taxable loss: −$940
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $1,180/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

• Census place: Colquitt, GA
• 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

+139.6% since first listed

12 events — show timeline

• 2026-05-11 Relisted — GAMLS
• 2026-04-17 Pending — GAMLS
• 2026-04-06 Price Changed $115,000 FMLS
• 2026-04-06 Price Changed $115,000 GAMLS
• 2026-03-05 Relisted — FMLS
• 2026-02-20 Listed $129,900 FMLS
• 2026-02-20 Listed $129,900 GAMLS
• 2025-10-31 Listing Removed — FMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-04-29 Listed $135,900 FMLS
• 2025-04-29 Listed $135,900 GAMLS
• 2024-01-08 Sold (Public Records) $48,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,589 · +3.4% YoY. Source: county tax records.