325 Golden Rd E · Unionville, GA 31794

$39,900

2 bd · 2.0 ba · 984 sqft · SingleFamily public records · 34 Days on market

Built 1998 10,454 sqft lot Est $66k · 39% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property presents a unique opportunity for investors looking to add value through renovation. Originally rebuilt following a prior fire, the home is currently configured as a 3-bedroom, 2-bath and is mid-renovation. Please note, a tree recently fell through the roof, causing damage that will need to be addressed. With the right vision and updates, this home has strong potential for a fix-and-flip or long-term rental investment. Located in Tifton, this property offers a chance to capitalize on a project with value-add upside.

Key facts

• 0.24 acre lot
• Parking
• Built 1998

Property features AI

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Water available; Sewer available; Electric: other
• Home design: One-level home
• Construction: Shingle roof; Construction materials: other; Resale condition
• Exterior features: See remarks for foundation details; Road access: other/unspecified surface and frontage; Please use GPS for directions

Interior

• Kitchen: Kitchen with other/unspecified features; Other appliances
• Bedrooms: Three main-level bedrooms; Other bedroom features; Master bath with non-standard features
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; No shared/common walls
• Laundry & utility: Laundry area with other/unspecified features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#207 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.
• 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.
• Zoned schools: Annie Belle Clark Elementary School (math 38% / reading 39%, grade F, #463 of 1,228 statewide, top 38%, 804 students, 100% FRL); Eighth Street Middle School (math 19% / reading 26%, grade F, #327 of 470 statewide, top 70%, 958 students, 100% FRL); Tift County High School (math 14% / reading 26%, grade F, #232 of 424 statewide, top 56%, 2,273 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 138 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 176 units permitted in Tift County in 2024 (60 in 5+ unit buildings).
• This rent runs 31% 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 $276 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; 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 $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 3.00% ✓
• Cap rate: 26.47%
• Cash-on-cash: 72.05%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $65,928
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Rutherford St	0.07mi	3/1.0 (+1)	938 (-5%)	9mo	$25,000	$27	72
2107 Southern Ave	0.66mi	2/1.0	864 (-12%)	16mo	$58,000	$67	32

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: 71.7%
• Equity multiple: 4.25×
• Total profit: $36,274
• Equity at exit: $5,949

10-year hold

• IRR: 75.6%
• Equity multiple: 8.76×
• Total profit: $86,666
• Equity at exit: $3,450

Cash invested: $11,172 (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: 138
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$47 /mo · $570/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $671

Break-even live

Break-even rent $346

Max offer price $39,900

Occupancy floor 39%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3103 Lincoln Dr Tifton, GA	3.0	2.0	1025	$1,500	$1.46	43d	1	0.14mi

Listing history 4 events

1. 2026-05-01
   status Under Contract 536-char remark

   Show marketing remark (536 chars)

   This property presents a unique opportunity for investors looking to add value through renovation. Originally rebuilt following a prior fire, the home is currently configured as a 3-bedroom, 2-bath and is mid-renovation. Please note, a tree recently fell through the roof, causing damage that will need to be addressed. With the right vision and updates, this home has strong potential for a fix-and-flip or long-term rental investment. Located in Tifton, this property offers a chance to capitalize on a project with value-add upside.

2. 2026-05-01
   status Pending

   Show marketing remark (536 chars)

   This property presents a unique opportunity for investors looking to add value through renovation. Originally rebuilt following a prior fire, the home is currently configured as a 3-bedroom, 2-bath and is mid-renovation. Please note, a tree recently fell through the roof, causing damage that will need to be addressed. With the right vision and updates, this home has strong potential for a fix-and-flip or long-term rental investment. Located in Tifton, this property offers a chance to capitalize on a project with value-add upside.

3. 2026-03-27
   listed $39,900 New 536-char remark

   Show marketing remark (536 chars)

   This property presents a unique opportunity for investors looking to add value through renovation. Originally rebuilt following a prior fire, the home is currently configured as a 3-bedroom, 2-bath and is mid-renovation. Please note, a tree recently fell through the roof, causing damage that will need to be addressed. With the right vision and updates, this home has strong potential for a fix-and-flip or long-term rental investment. Located in Tifton, this property offers a chance to capitalize on a project with value-add upside.

4. 2026-03-27
   listed $39,900 Active

   Show marketing remark (536 chars)

   This property presents a unique opportunity for investors looking to add value through renovation. Originally rebuilt following a prior fire, the home is currently configured as a 3-bedroom, 2-bath and is mid-renovation. Please note, a tree recently fell through the roof, causing damage that will need to be addressed. With the right vision and updates, this home has strong potential for a fix-and-flip or long-term rental investment. Located in Tifton, this property offers a chance to capitalize on a project with value-add upside.

ⓘ 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: $570 · $47/mo
• Projected year-2 tax: $570 · $47/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 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,341
• − Mortgage interest: −$2,235
• − Property taxes: −$570
• − Insurance: −$200
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$1,161
• Taxable income: $7,882
• Est. tax owed @ 24.0%: −$1,892
• After-tax cash flow: $6,158/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 — Unionville

• Score: 65/100
• State rank: #207
• US rank: #12630

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: Unionville, GA
• County: Tift County · 26,178 people
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-01 Pending — GAMLS
• 2026-05-01 Pending — FMLS
• 2026-03-27 Listed $39,900 FMLS
• 2026-03-27 Listed $39,900 GAMLS

Property tax history

+5.1%/yr

Latest (2025): $570 · -8.0% YoY. Source: county tax records.