3833 Highway 0082 · Georgetown-Quitman County, GA 39867

$43,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily · 136 Days on market

Fair condition 1.11 ac lot ↓ 39% 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
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0

Listing remarks

Looking for a peaceful retreat with room to grow? This 3-bedroom, 1-bath home sits on 1.11 acres and offers over 1,150 sq. ft. of living space. Built in 1955, this single-family home features spacious rooms and all the charm of country living with endless potential. Whether you're an investor or first-time buyer looking to fix and flip, rent, or create your dream homestead, this property is full of opportunity. Enjoy the quiet of rural Georgia while still being close to nearby conveniences. Don't miss out on this hidden gem! Schedule your showing today!

Key facts

• 1.11 acre lot
• Listed 136 days

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family residence
• Construction: Residential construction
• Exterior features: Corner lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Corner lot location noted in directions

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $43k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.1% vs local median 2.8% in Georgetown-Quitman County — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Quitman County (town): math 10% / reading 15% proficiency, ranked #184 of 187 in GA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 12 units permitted in Quitman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($297 loan paydown + $3k appreciation (6.4% local appreciation)).
• Quitman County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.4% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, 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 136 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 89% 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 $37,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 2.44% ✓
• Cap rate: 21.08%
• Cash-on-cash: 52.82%
• DSCR: 3.35
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.8%
• Equity multiple: 4.91×
• Total profit: $47,120
• Equity at exit: $28,024

10-year hold

• IRR: 58.4%
• Equity multiple: 10.30×
• Total profit: $111,975
• Equity at exit: $51,700

Cash invested: $12,040 (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 39867

• Home prices YoY: 4.0%
• Active inventory: 8
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $645/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $530

Break-even live

Break-even rent $376

Max offer price $43,000

Occupancy floor 44%

Sensitivity live

Price	-10% $560	-5% $545	+0% $530	+5% $515	+10% $500
Rent	-10% $447	-5% $489	+0% $530	+5% $571	+10% $613
Rate	-1.0pp $552	-0.5pp $541	base $530	+0.5pp $519	+1.0pp $508

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $43,000 Active 136 DOM
2. 2026-06-18
   days on market $43,000 Active 134 DOM
3. 2026-06-17
   days on market $43,000 Active 133 DOM
4. 2026-06-16
   days on market $43,000 Active 132 DOM
5. 2026-06-15
   days on market $43,000 Active 131 DOM
6. 2026-06-13
   days on market $43,000 Active 129 DOM
7. 2026-06-12
   days on market $43,000 Active 128 DOM
8. 2026-06-09
   days on market $43,000 Active 125 DOM
9. 2026-06-08
   days on market $43,000 Active 124 DOM
10. 2026-06-07
    days on market $43,000 Active 123 DOM
11. 2026-06-05
    days on market $43,000 Active 121 DOM
12. 2026-06-04
    days on market $43,000 Active 119 DOM
13. 2026-06-02
    days on market $43,000 Active 118 DOM
14. 2026-06-01
    days on market $43,000 Active 117 DOM
15. 2026-05-31
    days on market $43,000 Active 116 DOM
16. 2026-05-31
    days on market $43,000 Active 115 DOM
17. 2026-05-27
    price $43,000
18. 2026-04-20
    price $67,000
19. 2026-02-04
    listed $70,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 89% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,565
• − Mortgage interest: −$2,409
• − Property taxes: −$645
• − Insurance: −$215
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$1,251
• Taxable income: $6,035
• Est. tax owed @ 24.0%: −$1,448
• After-tax cash flow: $4,912/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.

Condition & rehab AI · 11 photos

Fair 45/100 Extensive rehab

This 3-bedroom, 1-bath home on 1.11 acres requires extensive renovations to improve its condition and increase its value. The home's poor condition and outdated features make it a good candidate for a gut renovation.

Repairs flagged

• Major Kitchen countertops — The countertops are worn and need replacement to improve the home's value.
• Major Bathroom fixtures — The outdated fixtures need to be replaced to improve the home's value.
• Major Flooring — The flooring is worn and needs to be replaced to improve the home's value.
• Major Paint — The paint is peeling and needs to be repainted to improve the home's value.
• Major HVAC and mechanical systems — The systems are in poor condition and need to be replaced or upgraded to improve the home's value.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen will attract more buyers and increase the home's value.
• Resale Bathroom renovation — A new bathroom will attract more buyers and increase the home's value.
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value.
• Resale Painting — Repainting will improve the home's appearance and increase its value.
• Both HVAC and mechanical systems upgrade — Upgrading the systems will improve the home's comfort and energy efficiency, attracting more buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · The countertops are worn and need replacement to improve the home's value.	Major	$15,000–50,000
Bathroom fixtures · The outdated fixtures need to be replaced to improve the home's value.	Major	$15,000–50,000
Flooring · The flooring is worn and needs to be replaced to improve the home's value.	Major	$15,000–50,000
Paint · The paint is peeling and needs to be repainted to improve the home's value.	Major	$15,000–50,000
HVAC and mechanical systems · The systems are in poor condition and need to be replaced or upgraded to improve the home's value.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen will attract more buyers and increase the home's value. ↑
• Resale Bathroom renovation — A new bathroom will attract more buyers and increase the home's value. ↑
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value. ↑
• Resale Painting — Repainting will improve the home's appearance and increase its value. ↑
• Both HVAC and mechanical systems upgrade — Upgrading the systems will improve the home's comfort and energy efficiency, attracting more buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Quitman County
• NCES district ID: 1304290
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 15% ▲ 5.00%
• Median HH income: $32,082
• Composite: 13.53/100
• National rank: #14489
• State rank: #184 of 187 in GA

Livability — Georgetown-Quitman County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Georgetown-Quitman County, GA
• City population: 2,407
• Population (ZIP): 112

Population outlook (Quitman County) Hauer SSP2

• Today (2025): 1,977 people
• By 2030: 1,789 · -9.5%
• By 2040: 1,445 · -26.9%
• By 2050: 1,148 · -41.9%
• By 2075: 590 · -70.2%
• By 2100: 328 · -83.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 45%

Political lean MEDSL · Quitman

• 2024 margin: R (+15.4) · D 42.1% · R 57.5%
• 2008→2024 swing: -23.3pp toward R · 2008: 7.9pp · 2024: -15.4pp
• All cycles: 2024: R+15.4 2020: R+9.7 2016: R+10.9 2012: D+9.1 2008: D+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.36%
• Current HPI: 164.9561
• 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

-38.6% since first listed

3 events — show timeline

• 2026-05-27 Price Changed $43,000 CBOR
• 2026-04-20 Price Changed $67,000 CBOR
• 2026-02-04 Listed $70,000 CBOR