81 S Harney St · Camilla, GA 31730

$76,000

3 bd · 2.0 ba · 1,809 sqft · SingleFamily public records · 26 Days on market

Built 1940 0.63 ac lot $42/sqft · 49% below area Est $150k · 49% 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
• Appreciation +5.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

Welcome to this 3 bed, 2-bath home with plenty of space and charm. You'll love the beautiful hardwood floors, a formal dining room for gatherings, and a cozy living room with a fireplace. The kitchen offers tons of counter space, making it easy to cook and entertain. Both bathrooms feature tile for a clean, updated feel. There's also a bright sunroom that's perfect for relaxing, plus a large lot with plenty of room to enjoy the outdoors. A solid home with great features—come take a look!

Key facts

• Cozy living room
• Formal dining room
• Tile bathrooms

Tags

• HARDWOOD FLOORS
• FORMAL DINING ROOM
• COZY LIVING ROOM
• FIREPLACE
• TONS OF COUNTER SPACE
• TILE BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $75k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#381 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, amenities F, commute F.
• Mitchell County (rural): math 8% / reading 11% proficiency, ranked #167 of 174 in GA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 25 units permitted in Mitchell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($525 loan paydown + $760 appreciation (1.0% local appreciation)).
• Mitchell County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $18k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $76k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $74,860 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.67% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.04%
• DSCR: 2.07
• GRM: 5.0

CMA / ARV

• ARV (median comp): $149,747
• List price: $76,000
• Delta: -49.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Roosevelt St	0.50mi	3/2.0	1,938 (+7%)	8mo	$245,000	$126	58
295 Brimberry St	0.62mi	3/1.0	1,646 (-9%)	6mo	$100,000	$61	47
400 Harney St S	0.64mi	2/1.0 (-1)	1,640 (-9%)	10mo	$93,000	$57	37

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

Projected returns pro-forma

1.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.15×
• Total profit: $24,424
• Equity at exit: $25,942

10-year hold

• IRR: 25.4%
• Equity multiple: 4.07×
• Total profit: $65,410
• Equity at exit: $34,473

Cash invested: $21,280 (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 31730

• Home prices YoY: 0.5%
• Active inventory: 28
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$399
• Tax from tax record: −$144 /mo · $1,731/yr
• Insurance: −$32
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $360

Break-even live

Break-even rent $811

Max offer price $76,000

Occupancy floor 67%

Sensitivity live

Price	-10% $403	-5% $381	+0% $360	+5% $338	+10% $317
Rent	-10% $260	-5% $310	+0% $360	+5% $410	+10% $460
Rate	-1.0pp $398	-0.5pp $379	base $360	+0.5pp $340	+1.0pp $320

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-04
   status Pending 498-char remark

   Show marketing remark (498 chars)

   Welcome to this 3 bed, 2-bath home with plenty of space and charm. You'll love the beautiful hardwood floors, a formal dining room for gatherings, and a cozy living room with a fireplace. The kitchen offers tons of counter space, making it easy to cook and entertain. Both bathrooms feature tile for a clean, updated feel. There's also a bright sunroom that's perfect for relaxing, plus a large lot with plenty of room to enjoy the outdoors. A solid home with great features—come take a look!

2. 2026-05-04
   status Pending 498-char remark

   Show marketing remark (498 chars)

   Welcome to this 3 bed, 2-bath home with plenty of space and charm. You'll love the beautiful hardwood floors, a formal dining room for gatherings, and a cozy living room with a fireplace. The kitchen offers tons of counter space, making it easy to cook and entertain. Both bathrooms feature tile for a clean, updated feel. There's also a bright sunroom that's perfect for relaxing, plus a large lot with plenty of room to enjoy the outdoors. A solid home with great features—come take a look!

3. 2026-04-29
   status Active 498-char remark

   Show marketing remark (498 chars)

   Welcome to this 3 bed, 2-bath home with plenty of space and charm. You'll love the beautiful hardwood floors, a formal dining room for gatherings, and a cozy living room with a fireplace. The kitchen offers tons of counter space, making it easy to cook and entertain. Both bathrooms feature tile for a clean, updated feel. There's also a bright sunroom that's perfect for relaxing, plus a large lot with plenty of room to enjoy the outdoors. A solid home with great features—come take a look!

4. 2026-04-29
   status Active 498-char remark

   Show marketing remark (498 chars)

   Welcome to this 3 bed, 2-bath home with plenty of space and charm. You'll love the beautiful hardwood floors, a formal dining room for gatherings, and a cozy living room with a fireplace. The kitchen offers tons of counter space, making it easy to cook and entertain. Both bathrooms feature tile for a clean, updated feel. There's also a bright sunroom that's perfect for relaxing, plus a large lot with plenty of room to enjoy the outdoors. A solid home with great features—come take a look!

5. 2026-04-08
   status Pending 498-char remark

   Show marketing remark (498 chars)

   Welcome to this 3 bed, 2-bath home with plenty of space and charm. You'll love the beautiful hardwood floors, a formal dining room for gatherings, and a cozy living room with a fireplace. The kitchen offers tons of counter space, making it easy to cook and entertain. Both bathrooms feature tile for a clean, updated feel. There's also a bright sunroom that's perfect for relaxing, plus a large lot with plenty of room to enjoy the outdoors. A solid home with great features—come take a look!

6. 2026-04-08
   status Pending 498-char remark

   Show marketing remark (498 chars)

   Welcome to this 3 bed, 2-bath home with plenty of space and charm. You'll love the beautiful hardwood floors, a formal dining room for gatherings, and a cozy living room with a fireplace. The kitchen offers tons of counter space, making it easy to cook and entertain. Both bathrooms feature tile for a clean, updated feel. There's also a bright sunroom that's perfect for relaxing, plus a large lot with plenty of room to enjoy the outdoors. A solid home with great features—come take a look!

7. 2026-04-07
   price $76,000 498-char remark

   Show marketing remark (498 chars)

   Welcome to this 3 bed, 2-bath home with plenty of space and charm. You'll love the beautiful hardwood floors, a formal dining room for gatherings, and a cozy living room with a fireplace. The kitchen offers tons of counter space, making it easy to cook and entertain. Both bathrooms feature tile for a clean, updated feel. There's also a bright sunroom that's perfect for relaxing, plus a large lot with plenty of room to enjoy the outdoors. A solid home with great features—come take a look!

8. 2026-04-07
   price $76,000 498-char remark

   Show marketing remark (498 chars)

   Welcome to this 3 bed, 2-bath home with plenty of space and charm. You'll love the beautiful hardwood floors, a formal dining room for gatherings, and a cozy living room with a fireplace. The kitchen offers tons of counter space, making it easy to cook and entertain. Both bathrooms feature tile for a clean, updated feel. There's also a bright sunroom that's perfect for relaxing, plus a large lot with plenty of room to enjoy the outdoors. A solid home with great features—come take a look!

9. 2026-03-18
   listed $94,000 Active 498-char remark

   Show marketing remark (498 chars)

   Welcome to this 3 bed, 2-bath home with plenty of space and charm. You'll love the beautiful hardwood floors, a formal dining room for gatherings, and a cozy living room with a fireplace. The kitchen offers tons of counter space, making it easy to cook and entertain. Both bathrooms feature tile for a clean, updated feel. There's also a bright sunroom that's perfect for relaxing, plus a large lot with plenty of room to enjoy the outdoors. A solid home with great features—come take a look!

10. 2026-03-18
    listed $94,000 Active 498-char remark

    Show marketing remark (498 chars)

    Welcome to this 3 bed, 2-bath home with plenty of space and charm. You'll love the beautiful hardwood floors, a formal dining room for gatherings, and a cozy living room with a fireplace. The kitchen offers tons of counter space, making it easy to cook and entertain. Both bathrooms feature tile for a clean, updated feel. There's also a bright sunroom that's perfect for relaxing, plus a large lot with plenty of room to enjoy the outdoors. A solid home with great features—come take a look!

11. 1997-12-11
    soldstatus $47,000

ⓘ 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: $1,731 · $144/mo
• Projected year-2 tax: $1,731 · $144/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,200
• − Mortgage interest: −$4,257
• − Property taxes: −$1,731
• − Insurance: −$1,178
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$2,211
• Taxable income: $3,392
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $3,503/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: Mitchell County
• NCES district ID: 1303690
• Math proficiency: 8% ▼ -19.00%
• Reading proficiency: 11% ▼ -16.00%
• Median HH income: $36,119
• Composite: 7.87/100
• National rank: #9927
• State rank: #167 of 174 in GA

Livability — Camilla

• Score: 60/100
• State rank: #381
• US rank: #19244

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camilla, GA
• Population (ZIP): 8,337

Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 20,489 people
• By 2030: 19,310 · -5.8%
• By 2040: 16,971 · -17.2%
• By 2050: 14,616 · -28.7%
• By 2075: 9,435 · -54.0%
• By 2100: 5,424 · -73.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 59% White 29% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 1% Serbian 1% Hispanic 1%
• Foreign-born: 4% · Canada, United Kingdom
• Languages at home: 94% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Mitchell

• 2024 margin: R (+16.3) · D 41.7% · R 58.0%
• 2008→2024 swing: -12.3pp toward R · 2008: -4.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+10.5 2016: R+9.9 2012: R+0.9 2008: R+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.00%
• Current HPI: 201.7084
• 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

+61.7% since first listed

11 events — show timeline

• 2026-05-04 Pending — MBOR
• 2026-05-04 Pending — SWGABOR
• 2026-04-29 Relisted — SWGABOR
• 2026-04-29 Relisted — MBOR
• 2026-04-08 Pending — MBOR
• 2026-04-08 Pending — SWGABOR
• 2026-04-07 Price Changed $76,000 MBOR
• 2026-04-07 Price Changed $76,000 SWGABOR
• 2026-03-18 Listed $94,000 SWGABOR
• 2026-03-18 Listed $94,000 MBOR
• 1997-12-11 Sold (Public Records) $47,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,731 · -0.3% YoY. Source: county tax records.