392 E Bush St · Colquitt, GA 39837

$99,000

3 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 199 Days on market

Built 1948 0.55 ac lot $87/sqft · 6% above area Est $93k · 6% over ↓ 17% 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 +23.9/30.0
• Appreciation +8.3/10.0
• DSCR +7.7/10.0
• 1% rule +5.9/10.0
• ARV discount +4.8/15.0
• 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

More pictures coming soon! From the moment you arrive, you'll be charmed by this home's timeless character and great potential. You'll first notice its inviting exterior and spacious front yard. With a little TLC, the timeless charm of this property can truly shine, making it an excellent opportunity for homeowners or investors alike. Inside, you'll find a functional layout ready for your personal touch. The screened porch connecting the main home to the garage offers the perfect place to unwind, sip your morning coffee, or enjoy peaceful views of the large backyard-ideal for pets, play space, gardens, or outdoor entertainment. Conveniently located near local restaurants, grocery shopping, Miller County Hospital, and surrounding healthcare facilities, this home offers both comfort and accessibility. If you've been looking for a solid home with character, potential, and a great location, this one checks the boxes. Home will be sold as is. No owner financing or rent to own.

Key facts

• Spacious front yard
• Inviting exterior
• Large backyard

Tags

• INVITING EXTERIOR
• SPACIOUS FRONT YARD
• SCREENED PORCH
• LARGE BACKYARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% 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: amenities F, commute F, employment 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.
• Zoned schools: Miller County Elementary School (math 27% / reading 32%, grade F, #633 of 1,228 statewide, top 54%, 331 students, 100% FRL); Miller County Middle School (math 17% / reading 22%, grade F, #356 of 470 statewide, top 78%, 156 students, 100% FRL); Miller County High School (math 22% / reading 24%, grade F, #207 of 424 statewide, top 49%, 248 students, 100% FRL) — zoned schools average 100% FRL vs 65% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $7k of equity ($684 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 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 1948 — 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: 1.09% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 7.6

CMA / ARV

• ARV (median comp): $93,416
• List price: $99,000
• Delta: 5.98%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.5%
• Equity multiple: 2.60×
• Total profit: $44,286
• Equity at exit: $65,887

10-year hold

• IRR: 21.9%
• Equity multiple: 5.32×
• Total profit: $119,879
• Equity at exit: $122,769

Cash invested: $27,720 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $193

Break-even live

Break-even rent $838

Max offer price $99,000

Occupancy floor 77%

Sensitivity live

Price	-10% $249	-5% $221	+0% $193	+5% $165	+10% $137
Rent	-10% $107	-5% $150	+0% $193	+5% $235	+10% $278
Rate	-1.0pp $242	-0.5pp $218	base $193	+0.5pp $167	+1.0pp $141

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $99,000 Active 199 DOM
2. 2026-06-21
   days on market $99,000 Active 198 DOM
3. 2026-06-21
   days on market $99,000 Active 197 DOM
4. 2026-06-18
   days on market $99,000 Active 195 DOM
5. 2026-06-17
   days on market $99,000 Active 194 DOM
6. 2026-06-16
   days on market $99,000 Active 193 DOM
7. 2026-06-15
   days on market $99,000 Active 192 DOM
8. 2026-06-13
   days on market $99,000 Active 190 DOM
9. 2026-06-12
   days on market $99,000 Active 189 DOM
10. 2026-06-09
    days on market $99,000 Active 186 DOM
11. 2026-06-08
    days on market $99,000 Active 185 DOM
12. 2026-06-07
    days on market $99,000 Active 184 DOM
13. 2026-06-07
    days on market $99,000 Active 183 DOM
14. 2026-06-04
    days on market $99,000 Active 180 DOM
15. 2026-06-02
    days on market $99,000 Active 179 DOM
16. 2026-06-01
    days on market $99,000 Active 178 DOM
17. 2026-05-31
    days on market $99,000 Active 177 DOM
18. 2026-05-31
    days on market $99,000 Active 176 DOM
19. 2026-04-20
    price $99,000 995-char remark

    Show marketing remark (995 chars)

    More pictures coming soon! From the moment you arrive, you'll be charmed by this home's timeless character and great potential. You'll first notice its inviting exterior and spacious front yard. With a little TLC, the timeless charm of this property can truly shine, making it an excellent opportunity for homeowners or investors alike. Inside, you'll find a functional layout ready for your personal touch. The screened porch connecting the main home to the garage offers the perfect place to unwind, sip your morning coffee, or enjoy peaceful views of the large backyard-ideal for pets, play space, gardens, or outdoor entertainment. Conveniently located near local restaurants, grocery shopping, Miller County Hospital, and surrounding healthcare facilities, this home offers both comfort and accessibility. If you've been looking for a solid home with character, potential, and a great location, this one checks the boxes. Home will be sold as is. No owner financing or rent to own.

20. 2026-02-12
    price $110,500 995-char remark

    Show marketing remark (995 chars)

    More pictures coming soon! From the moment you arrive, you'll be charmed by this home's timeless character and great potential. You'll first notice its inviting exterior and spacious front yard. With a little TLC, the timeless charm of this property can truly shine, making it an excellent opportunity for homeowners or investors alike. Inside, you'll find a functional layout ready for your personal touch. The screened porch connecting the main home to the garage offers the perfect place to unwind, sip your morning coffee, or enjoy peaceful views of the large backyard-ideal for pets, play space, gardens, or outdoor entertainment. Conveniently located near local restaurants, grocery shopping, Miller County Hospital, and surrounding healthcare facilities, this home offers both comfort and accessibility. If you've been looking for a solid home with character, potential, and a great location, this one checks the boxes. Home will be sold as is. No owner financing or rent to own.

21. 2025-12-01
    listed $119,900 New 995-char remark

    Show marketing remark (995 chars)

    More pictures coming soon! From the moment you arrive, you'll be charmed by this home's timeless character and great potential. You'll first notice its inviting exterior and spacious front yard. With a little TLC, the timeless charm of this property can truly shine, making it an excellent opportunity for homeowners or investors alike. Inside, you'll find a functional layout ready for your personal touch. The screened porch connecting the main home to the garage offers the perfect place to unwind, sip your morning coffee, or enjoy peaceful views of the large backyard-ideal for pets, play space, gardens, or outdoor entertainment. Conveniently located near local restaurants, grocery shopping, Miller County Hospital, and surrounding healthcare facilities, this home offers both comfort and accessibility. If you've been looking for a solid home with character, potential, and a great location, this one checks the boxes. Home will be sold as is. No owner financing or rent to own.

ⓘ 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: $1,221 · $102/mo
• Projected year-2 tax: $1,221 · $102/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 · 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: $12,984
• − Mortgage interest: −$5,546
• − Property taxes: −$1,221
• − Insurance: −$495
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,880
• Taxable income: $765
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $2,128/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

-17.4% since first listed

3 events — show timeline

• 2026-04-20 Price Changed $99,000 GAMLS
• 2026-02-12 Price Changed $110,500 GAMLS
• 2025-12-01 Listed $119,900 GAMLS

Property tax history

+9.0%/yr

Latest (2025): $1,221 · -0.4% YoY. Source: county tax records.