2014 Tyson Ave · Tifton, GA 31794

$149,900

3 bd · 1.5 ba · 1,269 sqft · SingleFamily public records · 117 Days on market

Built 1964 0.31 ac lot $118/sqft · 12% below area Est $171k · 12% under ↓ 16% since listing

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Why this score? — see what drove the C- 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 +18.3/30.0
• ARV discount +13.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• 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

Investor Special with Great Potential! This 3BR/1BA brick home is ready for updates and your personal touch. A welcoming front porch leads into a spacious great room that opens to the dining area and kitchen. Original hardwood floors run through much of the home, with tile in the kitchen and bath. Down the hallway are two guest bedrooms on the left, the full bath on the right, and the primary bedroom at the end for added privacy. Outside you'll find a fenced backyard with a storage shed. Perfect for college students, investors, or anyone looking to downsize. With a little TLC, this one could truly shine! Conveniently located near the hospital and schools.

Key facts

• Front porch
• Storage shed
• Great room

Tags

• FRONT PORCH
• GREAT ROOM
• HARDWOOD FLOORS
• FENCED BACKYARD
• STORAGE SHED
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (6.1% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.2% 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: 138 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $4k 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 117 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (median comp): $170,580
• List price: $149,900
• Delta: -12.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2205 N Lee Ave	0.13mi	3/1.5	1,269 (0%)	1mo	$215,000	$169	93
2222 Lee Ave	0.17mi	3/1.5	1,288 (+2%)	2mo	$205,000	$159	88
2020 Davis Ave	0.15mi	3/1.0	1,344 (+6%)	6mo	$144,500	$108	76
2006 Lee Ave	0.11mi	3/2.0	1,428 (+12%)	14mo	$121,000	$85	61
2409 Davis Ave	0.27mi	3/2.0	1,388 (+9%)	12mo	$213,000	$153	60
2019 North Central Ave	0.69mi	3/2.0	1,253 (-1%)	8mo	$222,000	$177	57
507 E 16th St	0.41mi	3/2.0	1,370 (+8%)	16mo	$155,000	$113	52
2612 Diane Cir	0.46mi	3/2.0	1,414 (+11%)	12mo	$214,700	$152	47
3807 Goff St	0.72mi	3/2.0	1,380 (+9%)	3mo	$235,000	$170	47
3005 Ivy Dr	0.68mi	3/1.0	1,209 (-5%)	14mo	$110,000	$91	47
1610 Chesnutt Ave	0.51mi	3/1.0	1,128 (-11%)	16mo	$139,000	$123	42
323 E 30th St	0.67mi	3/2.0	1,456 (+15%)	14mo	$132,000	$91	31

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-15,530
• Equity at exit: $22,351

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,288
• Equity at exit: $12,961

Cash invested: $41,972 (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 31794

• Home prices YoY: -32.1%
• Active inventory: 138
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$126 /mo · $1,512/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $138

Break-even live

Break-even rent $1,234

Max offer price $149,900

Occupancy floor 85%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2013 Lee Ave Tifton, GA	3.0	2.0	1337	$3,295	$2.46	44d	1	0.11mi
1621 Love Ave Tifton, GA	2.0	2.0	1210	$1,185	$0.98	44d	1	0.67mi
70 Richards Dr Tifton, GA	2.0	2.0	1100	$1,275	$1.16	44d	1	0.76mi
1610 Ridge Ave N Tifton, GA	3.0	3.0	1590	$1,905	$1.20	44d	1	0.99mi
423 Prince Ave Tifton, GA	2.0	1.0	900	$925	$1.03	44d	1	1.36mi

Listing history 22 events

1. 2026-06-16
   status $149,900 Under Contract 117 DOM
2. 2026-06-15
   days on market $149,900 Active 117 DOM
3. 2026-06-14
   days on market $149,900 Active 115 DOM
4. 2026-06-12
   days on market $149,900 Active 114 DOM
5. 2026-06-09
   days on market $149,900 Active 111 DOM
6. 2026-06-08
   days on market $149,900 Active 110 DOM
7. 2026-06-07
   days on market $149,900 Active 109 DOM
8. 2026-06-07
   days on market $149,900 Active 108 DOM
9. 2026-06-02
   days on market $149,900 Active 104 DOM
10. 2026-06-01
    days on market $149,900 Active 103 DOM
11. 2026-05-31
    days on market $149,900 Active 102 DOM
12. 2026-05-30
    days on market $149,900 Active 101 DOM
13. 2026-05-18
    price $149,900 665-char remark

    Show marketing remark (663 chars)

    Investor Special with Great Potential! This 3BR/1BA brick home is ready for updates and your personal touch. A welcoming front porch leads into a spacious great room that opens to the dining area and kitchen. Original hardwood floors run through much of the home, with tile in the kitchen and bath. Down the hallway are two guest bedrooms on the left, the full bath on the right, and the primary bedroom at the end for added privacy. Outside you'll find a fenced backyard with a storage shed. Perfect for college students, investors, or anyone looking to downsize. With a little TLC, this one could truly shine! Conveniently located near the hospital and schools.

14. 2026-05-18
    price $149,900 663-char remark

    Show marketing remark (663 chars)

    Investor Special with Great Potential! This 3BR/1BA brick home is ready for updates and your personal touch. A welcoming front porch leads into a spacious great room that opens to the dining area and kitchen. Original hardwood floors run through much of the home, with tile in the kitchen and bath. Down the hallway are two guest bedrooms on the left, the full bath on the right, and the primary bedroom at the end for added privacy. Outside you'll find a fenced backyard with a storage shed. Perfect for college students, investors, or anyone looking to downsize. With a little TLC, this one could truly shine! Conveniently located near the hospital and schools.

15. 2026-04-29
    price $167,500 663-char remark

    Show marketing remark (665 chars)

    Investor Special with Great Potential! This 3BR/1BA brick home is ready for updates and your personal touch. A welcoming front porch leads into a spacious great room that opens to the dining area and kitchen. Original hardwood floors run through much of the home, with tile in the kitchen and bath. Down the hallway are two guest bedrooms on the left, the full bath on the right, and the primary bedroom at the end for added privacy. Outside you'll find a fenced backyard with a storage shed. Perfect for college students, investors, or anyone looking to downsize. With a little TLC, this one could truly shine! Conveniently located near the hospital and schools.

16. 2026-04-29
    price $167,500 665-char remark

    Show marketing remark (665 chars)

    Investor Special with Great Potential! This 3BR/1BA brick home is ready for updates and your personal touch. A welcoming front porch leads into a spacious great room that opens to the dining area and kitchen. Original hardwood floors run through much of the home, with tile in the kitchen and bath. Down the hallway are two guest bedrooms on the left, the full bath on the right, and the primary bedroom at the end for added privacy. Outside you'll find a fenced backyard with a storage shed. Perfect for college students, investors, or anyone looking to downsize. With a little TLC, this one could truly shine! Conveniently located near the hospital and schools.

17. 2026-04-29
    price $159,900 663-char remark

    Show marketing remark (665 chars)

    Investor Special with Great Potential! This 3BR/1BA brick home is ready for updates and your personal touch. A welcoming front porch leads into a spacious great room that opens to the dining area and kitchen. Original hardwood floors run through much of the home, with tile in the kitchen and bath. Down the hallway are two guest bedrooms on the left, the full bath on the right, and the primary bedroom at the end for added privacy. Outside you'll find a fenced backyard with a storage shed. Perfect for college students, investors, or anyone looking to downsize. With a little TLC, this one could truly shine! Conveniently located near the hospital and schools.

18. 2026-04-29
    price $159,900 665-char remark

    Show marketing remark (665 chars)

    Investor Special with Great Potential! This 3BR/1BA brick home is ready for updates and your personal touch. A welcoming front porch leads into a spacious great room that opens to the dining area and kitchen. Original hardwood floors run through much of the home, with tile in the kitchen and bath. Down the hallway are two guest bedrooms on the left, the full bath on the right, and the primary bedroom at the end for added privacy. Outside you'll find a fenced backyard with a storage shed. Perfect for college students, investors, or anyone looking to downsize. With a little TLC, this one could truly shine! Conveniently located near the hospital and schools.

19. 2026-03-11
    price $167,500 663-char remark

    Show marketing remark (665 chars)

    Investor Special with Great Potential! This 3BR/1BA brick home is ready for updates and your personal touch. A welcoming front porch leads into a spacious great room that opens to the dining area and kitchen. Original hardwood floors run through much of the home, with tile in the kitchen and bath. Down the hallway are two guest bedrooms on the left, the full bath on the right, and the primary bedroom at the end for added privacy. Outside you'll find a fenced backyard with a storage shed. Perfect for college students, investors, or anyone looking to downsize. With a little TLC, this one could truly shine! Conveniently located near the hospital and schools.

20. 2026-03-11
    price $167,500 665-char remark

    Show marketing remark (665 chars)

    Investor Special with Great Potential! This 3BR/1BA brick home is ready for updates and your personal touch. A welcoming front porch leads into a spacious great room that opens to the dining area and kitchen. Original hardwood floors run through much of the home, with tile in the kitchen and bath. Down the hallway are two guest bedrooms on the left, the full bath on the right, and the primary bedroom at the end for added privacy. Outside you'll find a fenced backyard with a storage shed. Perfect for college students, investors, or anyone looking to downsize. With a little TLC, this one could truly shine! Conveniently located near the hospital and schools.

21. 2026-02-17
    listed $178,000 Active 663-char remark

    Show marketing remark (663 chars)

    Investor Special with Great Potential! This 3BR/1BA brick home is ready for updates and your personal touch. A welcoming front porch leads into a spacious great room that opens to the dining area and kitchen. Original hardwood floors run through much of the home, with tile in the kitchen and bath. Down the hallway are two guest bedrooms on the left, the full bath on the right, and the primary bedroom at the end for added privacy. Outside you'll find a fenced backyard with a storage shed. Perfect for college students, investors, or anyone looking to downsize. With a little TLC, this one could truly shine! Conveniently located near the hospital and schools.

22. 2026-02-09
    listed $178,000 New 665-char remark

    Show marketing remark (665 chars)

    Investor Special with Great Potential! This 3BR/1BA brick home is ready for updates and your personal touch. A welcoming front porch leads into a spacious great room that opens to the dining area and kitchen. Original hardwood floors run through much of the home, with tile in the kitchen and bath. Down the hallway are two guest bedrooms on the left, the full bath on the right, and the primary bedroom at the end for added privacy. Outside you'll find a fenced backyard with a storage shed. Perfect for college students, investors, or anyone looking to downsize. With a little TLC, this one could truly shine! Conveniently located near the hospital and schools.

ⓘ 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: $1,512 · $126/mo
• Projected year-2 tax: $1,512 · $126/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 4/10 Moderate
• 🌡 Heat 8/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,897
• − Mortgage interest: −$8,397
• − Property taxes: −$1,512
• − Insurance: −$750
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$4,361
• Taxable loss: −$826
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $1,852/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

-15.8% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $149,900 GAMLS
• 2026-05-18 Price Changed $149,900 TBOR
• 2026-04-29 Price Changed $167,500 TBOR
• 2026-04-29 Price Changed $167,500 GAMLS
• 2026-04-29 Price Changed $159,900 TBOR
• 2026-04-29 Price Changed $159,900 GAMLS
• 2026-03-11 Price Changed $167,500 TBOR
• 2026-03-11 Price Changed $167,500 GAMLS
• 2026-02-17 Listed $178,000 TBOR
• 2026-02-09 Listed $178,000 GAMLS

Property tax history

+3.6%/yr

Latest (2025): $1,512 · -6.1% YoY. Source: county tax records.