73 E Mlk Jr Ave · Lakeland, GA 31635

$99,900

4 bd · 1.0 ba · 1,317 sqft · SingleFamily public records · 14 Days on market

Built 1982 9,148 sqft lot $76/sqft · at area comps Est $105k · at est.

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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 +27.7/30.0
• DSCR +9.7/10.0
• ARV discount +9.6/15.0
• 1% rule +7.3/10.0
• Appreciation +7.2/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well maintained 4 bedroom 2 bath brick home located in the heart of Lakeland, GA. Great turnkey property with tenant already in place.

Key facts

• 9,148 sq ft lot
• Listed 14 days

Property features AI

Finance

• Financial info: Annual tax: $1,258.88

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick veneer construction
• Exterior features: Irregular lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.9% vs local median 4.7% in Lakeland — 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 60/100 on livability (#379 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: health & safety D, schools D-, amenities F.
• Lanier County (rural): math 33% / reading 38% proficiency, ranked #67 of 174 in GA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 67 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 35 units permitted in Lanier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $4k appreciation (4.4% local appreciation)).
• At projected returns (4.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.90%
• DSCR: 1.57
• GRM: 6.8

CMA / ARV

• ARV (median comp): $104,900
• List price: $99,900
• Delta: -4.77%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 E Mlk Jr Ave	0.00mi	4/2.0	1,317 (0%)	1mo	$90,000	$68	96
83 E Darsey Ave	0.13mi	4/2.0	1,224 (-7%)	5mo	$100,785	$82	74
107 S Oak St	0.37mi	3/2.0 (-1)	1,450 (+10%)	1mo	$249,900	$172	56
46 E Bostick Ave	0.48mi	3/2.0 (-1)	1,472 (+12%)	2mo	$104,900	$71	47
109 S Oak St	0.72mi	3/2.0 (-1)	1,450 (+10%)	4mo	$254,150	$175	38
49 E Bostick St	0.52mi	3/2.0 (-1)	1,200 (-9%)	19mo	$67,000	$56	36

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

Projected returns pro-forma

4.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.39×
• Total profit: $38,915
• Equity at exit: $53,139

10-year hold

• IRR: 22.6%
• Equity multiple: 4.67×
• Total profit: $102,768
• Equity at exit: $88,961

Cash invested: $27,972 (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 31635

• Home prices YoY: 2.2%
• Active inventory: 67
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $301

Break-even live

Break-even rent $849

Max offer price $99,900

Occupancy floor 71%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 E Howell Dr Lakeland, GA	3.0	2.0	1320	$1,100	$0.83	20d	1	1.24mi
10 W Howell Dr Lakeland, GA	3.0	2.0	1605	$1,395	$0.87	20d	1	1.31mi

Listing history 4 events

1. 2026-05-08
   status Pending 1098-char remark
2. 2026-04-24
   listed $99,900 Active 1098-char remark
3. 2021-08-19
   soldstatus $66,000
4. 2008-05-02
   soldstatus $10,000

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,260 · $105/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 7/10 Severe 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,751
• − Mortgage interest: −$5,596
• − Property taxes: −$1,260
• − Insurance: −$500
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$2,906
• Taxable income: $2,130
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $3,097/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: Lanier County
• NCES district ID: 1303240
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $38,019
• Composite: 29.6/100
• National rank: #6476
• State rank: #67 of 174 in GA

Livability — Lakeland

• Score: 60/100
• State rank: #379
• US rank: #19151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeland, GA
• Population (ZIP): 6,978

Population outlook (Lanier County) Hauer SSP2

• Today (2025): 10,743 people
• By 2030: 10,892 · +1.4%
• By 2040: 10,975 · +2.2%
• By 2050: 10,764 · +0.2%
• By 2075: 9,418 · -12.3%
• By 2100: 7,419 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 29% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Iranian 2% Italian 1% Romanian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Lanier

• 2024 margin: Solid R (+46.3) · D 26.6% · R 73.0%
• 2008→2024 swing: -21.1pp toward R · 2008: -25.2pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+41.7 2016: R+41.2 2012: R+23.8 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.42%
• Current HPI: 201.1664
• 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

+800.0% since first listed

7 events — show timeline

• 2026-06-03 Sold (MLS) $90,000 SGMLS
• 2026-05-08 Pending — SGMLS
• 2026-04-24 Listed $99,900 SGMLS
• 2021-08-19 Sold (Public Records) $66,000 Public Records
• 2021-02-05 Sold (MLS) $55,000 SGMLS
• 2021-01-29 Listed $59,900 SGMLS
• 2008-05-02 Sold (Public Records) $10,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,260 · -0.1% YoY. Source: county tax records.