801 Belmont Ave · Tifton, GA 31794

$179,900

2 bd · 1.0 ba · 1,629 sqft · SingleFamily public records · 98 Days on market

Built 1950 0.26 ac lot $110/sqft · 24% above area Est $145k · 24% over

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Why this score? — see what drove the F 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 +12.5/30.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

4BR/2BA home on a corner lot in Tifton with recent updates. Features a spacious kitchen, large family room, and a functional layout with four bedrooms and two full bathrooms. Property includes a large shop/work area ideal for storage, equipment, or projects. Corner lot provides additional yard space and easy access.

Key facts

• Large family room
• Large shop work area
• Spacious kitchen

Tags

• CORNER LOT
• SPACIOUS KITCHEN
• LARGE FAMILY ROOM
• LARGE SHOP WORK AREA
• FUNCTIONAL LAYOUT
• ADDITIONAL YARD SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-27 ($-327/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (20.3% below list).
• Recommended offer: $143k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 176 units permitted in Tift County in 2024 (60 in 5+ unit buildings).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,362 (20.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (median comp): $145,485
• List price: $179,900
• Delta: 23.66%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Prince Ave	0.26mi	3/1.5 (+1)	1,608 (-1%)	10mo	$48,000	$30	70
810 Davis Ave	0.15mi	3/2.0 (+1)	1,800 (+10%)	2mo	$145,000	$81	65
1209 Central Ave Ave N	0.63mi	2/2.0	1,536 (-6%)	2mo	$215,000	$140	55
614 Azalea Dr #7	0.31mi	3/2.0 (+1)	1,654 (+2%)	22mo	$235,000	$142	55
614 Azalea Dr	0.31mi	3/2.0 (+1)	1,654 (+2%)	23mo	$235,000	$142	55
608 N Park Ave	0.69mi	3/2.0 (+1)	1,609 (-1%)	23mo	$155,000	$96	38

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-30,915
• Equity at exit: $26,824

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-29,273
• Equity at exit: $15,554

Cash invested: $50,372 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-27

Break-even live

Break-even rent $1,468

Max offer price $175,092

Occupancy floor 97%

Sensitivity live

Price	-10% $75	-5% $24	+0% $-27	+5% $-78	+10% $-129
Rent	-10% $-140	-5% $-84	+0% $-27	+5% $29	+10% $86
Rate	-1.0pp $63	-0.5pp $19	base $-27	+0.5pp $-74	+1.0pp $-121

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1621 Love Ave Tifton, GA	2.0	2.0	1210	$1,185	$0.98	45d	1	0.93mi
1610 Ridge Ave N Tifton, GA	3.0	3.0	1590	$1,905	$1.20	45d	1	1.04mi
2013 Lee Ave Tifton, GA	3.0	2.0	1337	$3,295	$2.46	45d	1	1.20mi
70 Richards Dr Tifton, GA	2.0	2.0	1100	$1,275	$1.16	45d	1	1.47mi

Listing history 24 events

1. 2026-06-21
   days on market $179,900 Active 98 DOM
2. 2026-06-19
   days on market $179,900 Active 96 DOM
3. 2026-06-18
   days on market $179,900 Active 95 DOM
4. 2026-06-17
   days on market $179,900 Active 94 DOM
5. 2026-06-16
   days on market $179,900 Active 93 DOM
6. 2026-06-15
   days on market $179,900 Active 92 DOM
7. 2026-06-14
   days on market $179,900 Active 90 DOM
8. 2026-06-12
   days on market $179,900 Active 89 DOM
9. 2026-06-09
   days on market $179,900 Active 86 DOM
10. 2026-06-08
    days on market $179,900 Active 85 DOM
11. 2026-06-07
    days on market $179,900 Active 84 DOM
12. 2026-06-07
    days on market $179,900 Active 83 DOM
13. 2026-06-02
    days on market $179,900 Active 79 DOM
14. 2026-06-01
    days on market $179,900 Active 78 DOM
15. 2026-05-31
    days on market $179,900 Active 77 DOM
16. 2026-05-30
    days on market $179,900 Active 76 DOM
17. 2026-04-27
    price $179,900 317-char remark

    Show marketing remark (317 chars)

    4BR/2BA home on a corner lot in Tifton with recent updates. Features a spacious kitchen, large family room, and a functional layout with four bedrooms and two full bathrooms. Property includes a large shop/work area ideal for storage, equipment, or projects. Corner lot provides additional yard space and easy access.

18. 2026-04-06
    price $185,000 317-char remark

    Show marketing remark (317 chars)

    4BR/2BA home on a corner lot in Tifton with recent updates. Features a spacious kitchen, large family room, and a functional layout with four bedrooms and two full bathrooms. Property includes a large shop/work area ideal for storage, equipment, or projects. Corner lot provides additional yard space and easy access.

19. 2026-03-15
    listed $195,000 Active 317-char remark

    Show marketing remark (317 chars)

    4BR/2BA home on a corner lot in Tifton with recent updates. Features a spacious kitchen, large family room, and a functional layout with four bedrooms and two full bathrooms. Property includes a large shop/work area ideal for storage, equipment, or projects. Corner lot provides additional yard space and easy access.

20. 2024-07-18
    soldstatus $165,000 Closed 405-char remark

    Show marketing remark (405 chars)

    This mid-century home has original wood floors and tongue & groove walls and ceilings. Spacious kitchen with good cabinet space and a pantry. Dining area in kitchen and formal dining room also. Large family room. 4 bedrooms and 2 full bathrooms. Great storage area off the back of the house can serve as a garage or work shop. Carport for covered parking. Corner lot close to the amenities of town.

21. 2024-05-08
    listed $179,000 Active 405-char remark

    Show marketing remark (405 chars)

    This mid-century home has original wood floors and tongue & groove walls and ceilings. Spacious kitchen with good cabinet space and a pantry. Dining area in kitchen and formal dining room also. Large family room. 4 bedrooms and 2 full bathrooms. Great storage area off the back of the house can serve as a garage or work shop. Carport for covered parking. Corner lot close to the amenities of town.

22. 2022-01-21
    soldstatus $135,900
23. 2022-01-20
    soldstatus $135,900
24. 2021-10-25
    listed $136,900

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $1,697 · $141/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 · 20 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: $17,203
• − Mortgage interest: −$10,077
• − Property taxes: −$1,697
• − Insurance: −$900
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$5,233
• Taxable loss: −$3,456
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $503/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

+31.4% since first listed

8 events — show timeline

• 2026-04-27 Price Changed $179,900 TBOR
• 2026-04-06 Price Changed $185,000 TBOR
• 2026-03-15 Listed $195,000 TBOR
• 2024-07-18 Sold (MLS) $165,000 TBOR
• 2024-05-08 Listed $179,000 TBOR
• 2022-01-21 Sold (Public Records) $135,900 Public Records
• 2022-01-20 Sold (MLS) $135,900 TBOR
• 2021-10-25 Listed $136,900 TBOR

Property tax history

+7.2%/yr

Latest (2025): $1,697 · -5.9% YoY. Source: county tax records.