103 7th St · Pitts, GA 31072

$69,500

3 bd · 1.5 ba · 1,236 sqft · SingleFamily public records · 12 Days on market

Built 1934 1.09 ac lot $56/sqft · at area comps Est $69k · at est. ↓ 14% 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
• ARV discount +7.2/15.0
• Appreciation +5.9/10.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This craftsman style is a fixer-upper with 1.09 ac lot. Being sold as-is.

Key facts

• 1.09 acre lot
• Built 1934
• Listed 12 days

Property features AI

Finance

• HOA & community: No community features

Exterior

• Parking: No garage
• Utilities: Septic tank
• Home design: Single-family residence; Residential property
• Construction: Frame construction; Composition roof; Crawl space foundation; Built area approximately 1236
• Exterior features: Corner lot; Publicly maintained road

Interior

• Kitchen: Other appliances
• Flooring: Tile; Hardwood; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Space heater; Has heating; Has cooling
• Interior features: Natural woodwork; Fireplace in the living room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 56/100 on livability (#491 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime D-, amenities F.
• Wilcox County (rural): math 36% / reading 34% proficiency, ranked #73 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($481 loan paydown + $1k appreciation (1.8% local appreciation)).
• Wilcox County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $69,500

Questions for the listing agent

1. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.57% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.71%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $69,110
• List price: $69,500
• Delta: 0.56%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 7th St	0.00mi	3/1.5	1,236 (0%)	1mo	$60,000	$49	99
235 9th St	0.25mi	3/2.0	1,370 (+11%)	8mo	$170,650	$125	62

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

Projected returns pro-forma

1.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.47×
• Total profit: $28,600
• Equity at exit: $26,699

10-year hold

• IRR: 29.3%
• Equity multiple: 4.76×
• Total profit: $73,116
• Equity at exit: $37,906

Cash invested: $19,460 (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 31072

• Home prices YoY: 1.7%
• Active inventory: 5
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $385

Break-even live

Break-even rent $607

Max offer price $69,500

Occupancy floor 60%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-05
   status Pending 73-char remark
2. 2026-04-23
   listed $69,500 Active 73-char remark

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,036 · $86/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,129
• − Mortgage interest: −$3,893
• − Property taxes: −$1,036
• − Insurance: −$348
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,022
• Taxable income: $3,729
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $3,719/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: Wilcox County
• NCES district ID: 1305730
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $32,741
• Composite: 28.71/100
• National rank: #6685
• State rank: #73 of 174 in GA

Livability — Pitts

• Score: 56/100
• State rank: #491
• US rank: #22693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pitts, GA
• Population (ZIP): 991

Population outlook (Wilcox County) Hauer SSP2

• Today (2025): 8,207 people
• By 2030: 7,894 · -3.8%
• By 2040: 7,387 · -10.0%
• By 2050: 6,884 · -16.1%
• By 2075: 5,503 · -32.9%
• By 2100: 4,115 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 6% Two or more races 2%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Wilcox

• 2024 margin: Solid R (+49.2) · D 25.3% · R 74.5%
• 2008→2024 swing: -11.8pp toward R · 2008: -37.3pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+47.0 2016: R+41.8 2012: R+31.7 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.81%
• Current HPI: 110.0498
• 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

-13.7% since first listed

3 events — show timeline

• 2026-05-20 Sold (MLS) $60,000 CABOR
• 2026-05-05 Pending — CABOR
• 2026-04-23 Listed $69,500 CABOR

Property tax history

+9.8%/yr

Latest (2025): $1,036 · -12.7% YoY. Source: county tax records.