409 Davis Ave · Tifton, GA 31794

$65,000

3 bd · 2.5 ba · 2,352 sqft · SingleFamily public records · 224 Days on market

Built 1963 0.29 ac lot $28/sqft · 63% below area ↓ 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property being sold AS-IS. This all-brick rambler is a true rehab opportunity with incredible potential. It is a total rehab, the home has no roof leaks, or wanter issues. It's a solid house, that needs some tender loving care. Ideal for a family, or a great buy and hold. Offering 3 bedrooms, 2.5 baths, and 2,352 sq. ft of living space, it stands as one of the largest ramblers—if not the largest—in the area. A standout feature is the spiral staircase leading to the attic, opening the door for endless possibilities—convert it into a loft, home office, or additional bedroom suite. The expansive layout gives you flexibility to reconfigure bedrooms, add baths, or design wide-open spaces that fit your vision. Step outside to discover a large back patio that’s perfect for entertaining, relaxing, or outdoor dining. The yard is complete with two real palm trees, creating a one-of-a-kind backdrop that brings charm and character to the property. Please note: This property will not qualify for traditional FHA financing, but you can utilize FHA 203K, cash, or conventional renovation loans only. With its timeless brick exterior, unmatched square footage, and unique outdoor features, this home is the perfect canvas for buyers ready to create something truly special. If you’ve been searching for your next investment, project to make your home the way you want then 409 Davis Ave is ready to be transformed into a showpiece. Ask about our preferred lender programs to make this home yours.

Key facts

• Two real palm trees
• Large back patio
• Spiral staircase

Tags

• SPIRAL STAIRCASE
• LARGE BACK PATIO
• TWO REAL PALM TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 3.2% in Tifton — 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 72/100 on livability (#69 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime D, schools D-, commute F.
• Tift County (town): math 30% / reading 31% proficiency, ranked #96 of 174 in GA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 138 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 176 units permitted in Tift County in 2024 (60 in 5+ unit buildings).
• This rent runs 39% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tift County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $54k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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 D-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 D 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: 2.33% ✓
• Cap rate: 20.28%
• Cash-on-cash: 49.95%
• DSCR: 3.22
• GRM: 3.6

CMA / ARV

• ARV (median comp): $176,968
• List price: $65,000
• Delta: -63.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Davis Ave	0.00mi	4/2.5 (+1)	2,352 (0%)	1mo	$50,000	$21	94
224 N Central Ave	0.46mi	4/2.0 (+1)	2,386 (+1%)	17mo	$90,000	$38	55
401 Park Ave,n Ave	0.57mi	4/2.5 (+1)	2,576 (+10%)	1mo	$119,700	$46	52
379 Ellen's Walk	0.52mi	4/2.0 (+1)	2,098 (-11%)	4mo	$431,958	$206	47
371 Ellen's Walk	0.52mi	4/3.0 (+1)	2,030 (-14%)	12mo	$394,700	$194	36

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: 47.6%
• Equity multiple: 3.07×
• Total profit: $37,729
• Equity at exit: $9,692

10-year hold

• IRR: 53.3%
• Equity multiple: 6.22×
• Total profit: $95,041
• Equity at exit: $5,620

Cash invested: $18,200 (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 31794

• Home prices YoY: -32.1%
• Active inventory: 138
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,513 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$70 /mo · $835/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $758

Break-even live

Break-even rent $554

Max offer price $65,000

Occupancy floor 45%

Sensitivity live

Price	-10% $794	-5% $776	+0% $758	+5% $739	+10% $721
Rent	-10% $638	-5% $698	+0% $758	+5% $817	+10% $877
Rate	-1.0pp $790	-0.5pp $774	base $758	+0.5pp $741	+1.0pp $724

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 Ridge Ave N Tifton, GA	3.0	3.0	1590	$1,905	$1.20	44d	1	1.06mi

Listing history 14 events

1. 2026-05-19
   status Pending 1552-char remark

   Show marketing remark (1552 chars)

   Property being sold AS-IS. This all-brick rambler is a true rehab opportunity with incredible potential. It is a total rehab, the home has no roof leaks, or wanter issues. It's a solid house, that needs some tender loving care. Ideal for a family, or a great buy and hold. Offering 3 bedrooms, 2.5 baths, and 2,352 sq. ft of living space, it stands as one of the largest ramblers—if not the largest—in the area. A standout feature is the spiral staircase leading to the attic, opening the door for endless possibilities—convert it into a loft, home office, or additional bedroom suite. The expansive layout gives you flexibility to reconfigure bedrooms, add baths, or design wide-open spaces that fit your vision. Step outside to discover a large back patio that’s perfect for entertaining, relaxing, or outdoor dining. The yard is complete with two real palm trees, creating a one-of-a-kind backdrop that brings charm and character to the property. Please note: This property will not qualify for traditional FHA financing, but you can utilize FHA 203K, cash, or conventional renovation loans only. With its timeless brick exterior, unmatched square footage, and unique outdoor features, this home is the perfect canvas for buyers ready to create something truly special. If you’ve been searching for your next investment, project to make your home the way you want then 409 Davis Ave is ready to be transformed into a showpiece. Ask about our preferred lender programs to make this home yours.

2. 2026-05-13
   historical Active Under Contract 1552-char remark

   Show marketing remark (1181 chars)

   This all-brick rambler is a true rehab opportunity with incredible potential. Offering 3 bedrooms, 2.5 baths, and 2,352 sq ft of living space, it stands as one of the largest ramblers-if not the largest-in the area. A standout feature is the spiral staircase leading to the attic, opening the door for endless possibilities-convert it into a loft, home office, or additional bedroom suite. The expansive layout gives you flexibility to reconfigure bedrooms, add baths, or design wide-open spaces that fit your vision. Step outside to discover a large back patio that's perfect for entertaining, relaxing, or outdoor dining. The yard is complete with two real palm trees, creating a one-of-a-kind backdrop that brings charm and character to the property. Please note: This property will not qualify for traditional FHA financing. FHA 203K, cash, or conventional renovation loans only. With its timeless brick exterior, unmatched square footage, and unique outdoor features, this home is the perfect canvas for buyers ready to create something truly special. If you've been searching for your next project or investment, 409 Davis Ave is ready to be transformed into a showpiece.

3. 2026-05-13
   historical Active Under Contract 1181-char remark

   Show marketing remark (1181 chars)

   This all-brick rambler is a true rehab opportunity with incredible potential. Offering 3 bedrooms, 2.5 baths, and 2,352 sq ft of living space, it stands as one of the largest ramblers-if not the largest-in the area. A standout feature is the spiral staircase leading to the attic, opening the door for endless possibilities-convert it into a loft, home office, or additional bedroom suite. The expansive layout gives you flexibility to reconfigure bedrooms, add baths, or design wide-open spaces that fit your vision. Step outside to discover a large back patio that's perfect for entertaining, relaxing, or outdoor dining. The yard is complete with two real palm trees, creating a one-of-a-kind backdrop that brings charm and character to the property. Please note: This property will not qualify for traditional FHA financing. FHA 203K, cash, or conventional renovation loans only. With its timeless brick exterior, unmatched square footage, and unique outdoor features, this home is the perfect canvas for buyers ready to create something truly special. If you've been searching for your next project or investment, 409 Davis Ave is ready to be transformed into a showpiece.

4. 2026-05-08
   price $65,000 1181-char remark

   Show marketing remark (1181 chars)

   This all-brick rambler is a true rehab opportunity with incredible potential. Offering 3 bedrooms, 2.5 baths, and 2,352 sq ft of living space, it stands as one of the largest ramblers-if not the largest-in the area. A standout feature is the spiral staircase leading to the attic, opening the door for endless possibilities-convert it into a loft, home office, or additional bedroom suite. The expansive layout gives you flexibility to reconfigure bedrooms, add baths, or design wide-open spaces that fit your vision. Step outside to discover a large back patio that's perfect for entertaining, relaxing, or outdoor dining. The yard is complete with two real palm trees, creating a one-of-a-kind backdrop that brings charm and character to the property. Please note: This property will not qualify for traditional FHA financing. FHA 203K, cash, or conventional renovation loans only. With its timeless brick exterior, unmatched square footage, and unique outdoor features, this home is the perfect canvas for buyers ready to create something truly special. If you've been searching for your next project or investment, 409 Davis Ave is ready to be transformed into a showpiece.

5. 2026-04-30
   price $65,000 1552-char remark

   Show marketing remark (1552 chars)

   Property being sold AS-IS. This all-brick rambler is a true rehab opportunity with incredible potential. It is a total rehab, the home has no roof leaks, or wanter issues. It's a solid house, that needs some tender loving care. Ideal for a family, or a great buy and hold. Offering 3 bedrooms, 2.5 baths, and 2,352 sq. ft of living space, it stands as one of the largest ramblers—if not the largest—in the area. A standout feature is the spiral staircase leading to the attic, opening the door for endless possibilities—convert it into a loft, home office, or additional bedroom suite. The expansive layout gives you flexibility to reconfigure bedrooms, add baths, or design wide-open spaces that fit your vision. Step outside to discover a large back patio that’s perfect for entertaining, relaxing, or outdoor dining. The yard is complete with two real palm trees, creating a one-of-a-kind backdrop that brings charm and character to the property. Please note: This property will not qualify for traditional FHA financing, but you can utilize FHA 203K, cash, or conventional renovation loans only. With its timeless brick exterior, unmatched square footage, and unique outdoor features, this home is the perfect canvas for buyers ready to create something truly special. If you’ve been searching for your next investment, project to make your home the way you want then 409 Davis Ave is ready to be transformed into a showpiece. Ask about our preferred lender programs to make this home yours.

6. 2026-04-21
   price $89,000 1552-char remark

   Show marketing remark (1181 chars)

   This all-brick rambler is a true rehab opportunity with incredible potential. Offering 3 bedrooms, 2.5 baths, and 2,352 sq ft of living space, it stands as one of the largest ramblers-if not the largest-in the area. A standout feature is the spiral staircase leading to the attic, opening the door for endless possibilities-convert it into a loft, home office, or additional bedroom suite. The expansive layout gives you flexibility to reconfigure bedrooms, add baths, or design wide-open spaces that fit your vision. Step outside to discover a large back patio that's perfect for entertaining, relaxing, or outdoor dining. The yard is complete with two real palm trees, creating a one-of-a-kind backdrop that brings charm and character to the property. Please note: This property will not qualify for traditional FHA financing. FHA 203K, cash, or conventional renovation loans only. With its timeless brick exterior, unmatched square footage, and unique outdoor features, this home is the perfect canvas for buyers ready to create something truly special. If you've been searching for your next project or investment, 409 Davis Ave is ready to be transformed into a showpiece.

7. 2026-04-21
   price $89,000 1181-char remark

   Show marketing remark (1181 chars)

   This all-brick rambler is a true rehab opportunity with incredible potential. Offering 3 bedrooms, 2.5 baths, and 2,352 sq ft of living space, it stands as one of the largest ramblers-if not the largest-in the area. A standout feature is the spiral staircase leading to the attic, opening the door for endless possibilities-convert it into a loft, home office, or additional bedroom suite. The expansive layout gives you flexibility to reconfigure bedrooms, add baths, or design wide-open spaces that fit your vision. Step outside to discover a large back patio that's perfect for entertaining, relaxing, or outdoor dining. The yard is complete with two real palm trees, creating a one-of-a-kind backdrop that brings charm and character to the property. Please note: This property will not qualify for traditional FHA financing. FHA 203K, cash, or conventional renovation loans only. With its timeless brick exterior, unmatched square footage, and unique outdoor features, this home is the perfect canvas for buyers ready to create something truly special. If you've been searching for your next project or investment, 409 Davis Ave is ready to be transformed into a showpiece.

8. 2026-03-22
   price $119,000 1181-char remark

   Show marketing remark (1552 chars)

   Property being sold AS-IS. This all-brick rambler is a true rehab opportunity with incredible potential. It is a total rehab, the home has no roof leaks, or wanter issues. It's a solid house, that needs some tender loving care. Ideal for a family, or a great buy and hold. Offering 3 bedrooms, 2.5 baths, and 2,352 sq. ft of living space, it stands as one of the largest ramblers—if not the largest—in the area. A standout feature is the spiral staircase leading to the attic, opening the door for endless possibilities—convert it into a loft, home office, or additional bedroom suite. The expansive layout gives you flexibility to reconfigure bedrooms, add baths, or design wide-open spaces that fit your vision. Step outside to discover a large back patio that’s perfect for entertaining, relaxing, or outdoor dining. The yard is complete with two real palm trees, creating a one-of-a-kind backdrop that brings charm and character to the property. Please note: This property will not qualify for traditional FHA financing, but you can utilize FHA 203K, cash, or conventional renovation loans only. With its timeless brick exterior, unmatched square footage, and unique outdoor features, this home is the perfect canvas for buyers ready to create something truly special. If you’ve been searching for your next investment, project to make your home the way you want then 409 Davis Ave is ready to be transformed into a showpiece. Ask about our preferred lender programs to make this home yours.

9. 2026-03-22
   price $119,000 1552-char remark

   Show marketing remark (1552 chars)

   Property being sold AS-IS. This all-brick rambler is a true rehab opportunity with incredible potential. It is a total rehab, the home has no roof leaks, or wanter issues. It's a solid house, that needs some tender loving care. Ideal for a family, or a great buy and hold. Offering 3 bedrooms, 2.5 baths, and 2,352 sq. ft of living space, it stands as one of the largest ramblers—if not the largest—in the area. A standout feature is the spiral staircase leading to the attic, opening the door for endless possibilities—convert it into a loft, home office, or additional bedroom suite. The expansive layout gives you flexibility to reconfigure bedrooms, add baths, or design wide-open spaces that fit your vision. Step outside to discover a large back patio that’s perfect for entertaining, relaxing, or outdoor dining. The yard is complete with two real palm trees, creating a one-of-a-kind backdrop that brings charm and character to the property. Please note: This property will not qualify for traditional FHA financing, but you can utilize FHA 203K, cash, or conventional renovation loans only. With its timeless brick exterior, unmatched square footage, and unique outdoor features, this home is the perfect canvas for buyers ready to create something truly special. If you’ve been searching for your next investment, project to make your home the way you want then 409 Davis Ave is ready to be transformed into a showpiece. Ask about our preferred lender programs to make this home yours.

10. 2026-03-19
    price $89,000 1181-char remark

    Show marketing remark (1181 chars)

    This all-brick rambler is a true rehab opportunity with incredible potential. Offering 3 bedrooms, 2.5 baths, and 2,352 sq ft of living space, it stands as one of the largest ramblers-if not the largest-in the area. A standout feature is the spiral staircase leading to the attic, opening the door for endless possibilities-convert it into a loft, home office, or additional bedroom suite. The expansive layout gives you flexibility to reconfigure bedrooms, add baths, or design wide-open spaces that fit your vision. Step outside to discover a large back patio that's perfect for entertaining, relaxing, or outdoor dining. The yard is complete with two real palm trees, creating a one-of-a-kind backdrop that brings charm and character to the property. Please note: This property will not qualify for traditional FHA financing. FHA 203K, cash, or conventional renovation loans only. With its timeless brick exterior, unmatched square footage, and unique outdoor features, this home is the perfect canvas for buyers ready to create something truly special. If you've been searching for your next project or investment, 409 Davis Ave is ready to be transformed into a showpiece.

11. 2026-03-02
    status Active 1552-char remark

    Show marketing remark (1552 chars)

    Property being sold AS-IS. This all-brick rambler is a true rehab opportunity with incredible potential. It is a total rehab, the home has no roof leaks, or wanter issues. It's a solid house, that needs some tender loving care. Ideal for a family, or a great buy and hold. Offering 3 bedrooms, 2.5 baths, and 2,352 sq. ft of living space, it stands as one of the largest ramblers—if not the largest—in the area. A standout feature is the spiral staircase leading to the attic, opening the door for endless possibilities—convert it into a loft, home office, or additional bedroom suite. The expansive layout gives you flexibility to reconfigure bedrooms, add baths, or design wide-open spaces that fit your vision. Step outside to discover a large back patio that’s perfect for entertaining, relaxing, or outdoor dining. The yard is complete with two real palm trees, creating a one-of-a-kind backdrop that brings charm and character to the property. Please note: This property will not qualify for traditional FHA financing, but you can utilize FHA 203K, cash, or conventional renovation loans only. With its timeless brick exterior, unmatched square footage, and unique outdoor features, this home is the perfect canvas for buyers ready to create something truly special. If you’ve been searching for your next investment, project to make your home the way you want then 409 Davis Ave is ready to be transformed into a showpiece. Ask about our preferred lender programs to make this home yours.

12. 2025-12-17
    price $79,000 1552-char remark

    Show marketing remark (1552 chars)

    Property being sold AS-IS. This all-brick rambler is a true rehab opportunity with incredible potential. It is a total rehab, the home has no roof leaks, or wanter issues. It's a solid house, that needs some tender loving care. Ideal for a family, or a great buy and hold. Offering 3 bedrooms, 2.5 baths, and 2,352 sq. ft of living space, it stands as one of the largest ramblers—if not the largest—in the area. A standout feature is the spiral staircase leading to the attic, opening the door for endless possibilities—convert it into a loft, home office, or additional bedroom suite. The expansive layout gives you flexibility to reconfigure bedrooms, add baths, or design wide-open spaces that fit your vision. Step outside to discover a large back patio that’s perfect for entertaining, relaxing, or outdoor dining. The yard is complete with two real palm trees, creating a one-of-a-kind backdrop that brings charm and character to the property. Please note: This property will not qualify for traditional FHA financing, but you can utilize FHA 203K, cash, or conventional renovation loans only. With its timeless brick exterior, unmatched square footage, and unique outdoor features, this home is the perfect canvas for buyers ready to create something truly special. If you’ve been searching for your next investment, project to make your home the way you want then 409 Davis Ave is ready to be transformed into a showpiece. Ask about our preferred lender programs to make this home yours.

13. 2025-09-24
    listed $119,000 Active 1552-char remark

    Show marketing remark (1181 chars)

    This all-brick rambler is a true rehab opportunity with incredible potential. Offering 3 bedrooms, 2.5 baths, and 2,352 sq ft of living space, it stands as one of the largest ramblers-if not the largest-in the area. A standout feature is the spiral staircase leading to the attic, opening the door for endless possibilities-convert it into a loft, home office, or additional bedroom suite. The expansive layout gives you flexibility to reconfigure bedrooms, add baths, or design wide-open spaces that fit your vision. Step outside to discover a large back patio that's perfect for entertaining, relaxing, or outdoor dining. The yard is complete with two real palm trees, creating a one-of-a-kind backdrop that brings charm and character to the property. Please note: This property will not qualify for traditional FHA financing. FHA 203K, cash, or conventional renovation loans only. With its timeless brick exterior, unmatched square footage, and unique outdoor features, this home is the perfect canvas for buyers ready to create something truly special. If you've been searching for your next project or investment, 409 Davis Ave is ready to be transformed into a showpiece.

14. 2025-09-24
    listed $119,000 New 1181-char remark

    Show marketing remark (1181 chars)

    This all-brick rambler is a true rehab opportunity with incredible potential. Offering 3 bedrooms, 2.5 baths, and 2,352 sq ft of living space, it stands as one of the largest ramblers-if not the largest-in the area. A standout feature is the spiral staircase leading to the attic, opening the door for endless possibilities-convert it into a loft, home office, or additional bedroom suite. The expansive layout gives you flexibility to reconfigure bedrooms, add baths, or design wide-open spaces that fit your vision. Step outside to discover a large back patio that's perfect for entertaining, relaxing, or outdoor dining. The yard is complete with two real palm trees, creating a one-of-a-kind backdrop that brings charm and character to the property. Please note: This property will not qualify for traditional FHA financing. FHA 203K, cash, or conventional renovation loans only. With its timeless brick exterior, unmatched square footage, and unique outdoor features, this home is the perfect canvas for buyers ready to create something truly special. If you've been searching for your next project or investment, 409 Davis Ave is ready to be transformed into a showpiece.

ⓘ 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: $835 · $70/mo
• Projected year-2 tax: $835 · $70/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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,153
• − Mortgage interest: −$3,641
• − Property taxes: −$835
• − Insurance: −$325
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$1,891
• Taxable income: $8,556
• Est. tax owed @ 24.0%: −$2,053
• After-tax cash flow: $7,037/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: Tift County
• NCES district ID: 1304980
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $37,497
• Composite: 25.42/100
• National rank: #7454
• State rank: #96 of 174 in GA

Livability — Tifton

• Score: 72/100
• State rank: #69
• US rank: #6288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tifton, GA
• County: Tift County · 26,178 people
• City population: 26,178
• Metro: Tifton, GA
• Population (ZIP): 26,178
• Household income: $46,056
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 759.0

Population outlook (Tift County) Hauer SSP2

• Today (2025): 41,250 people
• By 2030: 41,146 · -0.3%
• By 2040: 40,677 · -1.4%
• By 2050: 39,930 · -3.2%
• By 2075: 37,078 · -10.1%
• By 2100: 32,742 · -20.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 46% Black 37% Hispanic / Latino 12% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 1% Serbian 1% Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10% Other Asian/Pacific 0%

Political lean MEDSL · Tift

• 2024 margin: Solid R (+35.7) · D 32.0% · R 67.7%
• 2008→2024 swing: -2.8pp toward R · 2008: -32.8pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+33.6 2016: R+37.4 2012: R+32.6 2008: R+32.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.93%
• Current HPI: 175.5649
• Rent YoY: —
• Metro: Tifton, GA
• 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

-45.4% since first listed

14 events — show timeline

• 2026-05-19 Pending — FMLS
• 2026-05-13 Contingent — FMLS
• 2026-05-13 Contingent — GAMLS
• 2026-05-08 Price Changed $65,000 GAMLS
• 2026-04-30 Price Changed $65,000 FMLS
• 2026-04-21 Price Changed $89,000 FMLS
• 2026-04-21 Price Changed $89,000 GAMLS
• 2026-03-22 Price Changed $119,000 GAMLS
• 2026-03-22 Price Changed $119,000 FMLS
• 2026-03-19 Price Changed $89,000 GAMLS
• 2026-03-02 Relisted — FMLS
• 2025-12-17 Price Changed $79,000 FMLS
• 2025-09-24 Listed $119,000 GAMLS
• 2025-09-24 Listed $119,000 FMLS

Property tax history

-6.9%/yr

Latest (2025): $835 · -5.9% YoY. Source: county tax records.