42 Tifton Eldorado Rd · Tifton, GA 31794

$87,500

4 bd · 2.0 ba · 1,056 sqft · Other public records · 230 Days on market

Built 1983 0.34 ac lot $83/sqft · 106% above 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
• 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

Foreclosure. Come and view this four bedroom two bath home in the heart of Tifton. Two living rooms and four bedrooms make this home perfect for the large family. New carpet in all bedrooms. Detached garage that is perfect for wood working. Call today to set up a private showing!

Key facts

• New hvac
• Detached garage
• 0.34 acre lot

Tags

• DETACHED GARAGE
• NEW HVAC

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $88k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 3.3% 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: 139 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 40% 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 $605 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $12k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $88k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.73% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.07%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $42,500
• List price: $87,500
• Delta: 105.88%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.5%
• Equity multiple: 1.97×
• Total profit: $23,651
• Equity at exit: $13,047

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $69,370
• Equity at exit: $7,565

Cash invested: $24,500 (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: 139
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,517 medium
• Mortgage (P&I): −$459
• Tax est. 1.5%: −$109 /mo · $1,312/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $594

Break-even live

Break-even rent $765

Max offer price $87,500

Occupancy floor 56%

Sensitivity live

Price	-10% $654	-5% $624	+0% $594	+5% $563	+10% $533
Rent	-10% $474	-5% $534	+0% $594	+5% $654	+10% $713
Rate	-1.0pp $638	-0.5pp $616	base $594	+0.5pp $571	+1.0pp $548

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3103 Lincoln Dr Tifton, GA	3.0	2.0	1025	$1,500	$1.46	45d	1	1.19mi

Listing history 25 events

1. 2026-06-21
   days on market $87,500 Active 230 DOM
2. 2026-06-19
   days on market $87,500 Active 228 DOM
3. 2026-06-18
   days on market $87,500 Active 227 DOM
4. 2026-06-17
   days on market $87,500 Active 226 DOM
5. 2026-06-16
   days on market $87,500 Active 225 DOM
6. 2026-06-15
   days on market $87,500 Active 224 DOM
7. 2026-06-14
   days on market $87,500 Active 222 DOM
8. 2026-06-12
   days on market $87,500 Active 221 DOM
9. 2026-06-09
   days on market $87,500 Active 218 DOM
10. 2026-06-08
    days on market $87,500 Active 217 DOM
11. 2026-06-07
    days on market $87,500 Active 216 DOM
12. 2026-06-07
    pricedays on market $87,500 Active 215 DOM
13. 2026-06-02
    days on market $92,740 Active 211 DOM
14. 2026-06-01
    days on market $92,740 Active 210 DOM
15. 2026-05-31
    days on market $92,740 Active 209 DOM
16. 2026-05-30
    days on market $92,740 Active 208 DOM
17. 2026-04-22
    price $92,740 280-char remark

    Show marketing remark (280 chars)

    Foreclosure. Come and view this four bedroom two bath home in the heart of Tifton. Two living rooms and four bedrooms make this home perfect for the large family. New carpet in all bedrooms. Detached garage that is perfect for wood working. Call today to set up a private showing!

18. 2026-04-22
    status Active 280-char remark

    Show marketing remark (280 chars)

    Foreclosure. Come and view this four bedroom two bath home in the heart of Tifton. Two living rooms and four bedrooms make this home perfect for the large family. New carpet in all bedrooms. Detached garage that is perfect for wood working. Call today to set up a private showing!

19. 2024-09-03
    price $84,700 280-char remark

    Show marketing remark (280 chars)

    Foreclosure. Come and view this four bedroom two bath home in the heart of Tifton. Two living rooms and four bedrooms make this home perfect for the large family. New carpet in all bedrooms. Detached garage that is perfect for wood working. Call today to set up a private showing!

20. 2024-08-12
    price $84,800 280-char remark

    Show marketing remark (280 chars)

    Foreclosure. Come and view this four bedroom two bath home in the heart of Tifton. Two living rooms and four bedrooms make this home perfect for the large family. New carpet in all bedrooms. Detached garage that is perfect for wood working. Call today to set up a private showing!

21. 2024-08-07
    price $84,900 280-char remark

    Show marketing remark (280 chars)

    Foreclosure. Come and view this four bedroom two bath home in the heart of Tifton. Two living rooms and four bedrooms make this home perfect for the large family. New carpet in all bedrooms. Detached garage that is perfect for wood working. Call today to set up a private showing!

22. 2024-05-29
    listed $99,969 Active 280-char remark

    Show marketing remark (280 chars)

    Foreclosure. Come and view this four bedroom two bath home in the heart of Tifton. Two living rooms and four bedrooms make this home perfect for the large family. New carpet in all bedrooms. Detached garage that is perfect for wood working. Call today to set up a private showing!

23. 2024-05-08
    soldstatus $35,000 148-char remark

    Show marketing remark (148 chars)

    This Guerdon 24x44 mobile home was built in 1983. It features 3 bedrooms and 2 bathrooms and sits on . 34 acres. The property also as 12x52 shelter.

24. 2020-06-11
    soldstatus $25,000
25. 2020-03-11
    listed $25,000

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,202
• − Mortgage interest: −$4,901
• − Property taxes: −$1,312
• − Insurance: −$438
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$2,545
• Taxable income: $6,093
• Est. tax owed @ 24.0%: −$1,462
• After-tax cash flow: $5,661/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

+271.0% since first listed

9 events — show timeline

• 2026-04-22 Price Changed $92,740 TBOR
• 2026-04-22 Relisted — TBOR
• 2024-09-03 Price Changed $84,700 TBOR
• 2024-08-12 Price Changed $84,800 TBOR
• 2024-08-07 Price Changed $84,900 TBOR
• 2024-05-29 Listed $99,969 TBOR
• 2024-05-08 Sold (MLS) $35,000 TBOR
• 2020-06-11 Sold (MLS) $25,000 TBOR
• 2020-03-11 Listed $25,000 TBOR

Property tax history

-4.2%/yr

Latest (2025): $76 · -5.9% YoY. Source: county tax records.