116 Malcolm St Unit TBD · Ty Ty, GA 31795

$121,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 127 Days on market

Built 2018 Good condition 0.30 ac lot $106/sqft · at area comps Est $121k · at est.

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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 +17.3/30.0
• ARV discount +7.1/15.0
• Appreciation +6.3/10.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0

Listing remarks MLS

Title retired. Stucco bottom with landscaping being installed. The buyer will get to select the appliances they desire to include washer and dryer! New water heater, new HVAC, new flooring, new paint! Owner financing can be done with right amount of money down!

Key facts

• Stucco bottom
• Landscaping
• New hvac

Tags

• STUCCO BOTTOM
• LANDSCAPING
• SELECT APPLIANCES
• NEW WATER HEATER
• NEW HVAC
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $122k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $118k (3.2% below list).
• Recommended offer: $107k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#515 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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: 7 active listings in the ZIP; 176 units permitted in Tift County in 2024 (60 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($843 loan paydown + $3k appreciation (2.6% local appreciation)).
• Tift County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $107,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $120,704
• List price: $121,900
• Delta: 0.99%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 E Elman St	0.47mi	2/1.0 (-1)	1,196 (+4%)	5mo	$188,000	$157	59

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

Projected returns pro-forma

2.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.52×
• Total profit: $17,760
• Equity at exit: $51,983

10-year hold

• IRR: 12.0%
• Equity multiple: 2.72×
• Total profit: $58,619
• Equity at exit: $77,980

Cash invested: $34,132 (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 31795

• Home prices YoY: 1.6%
• Active inventory: 7
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$639
• Tax est. 1.5%: −$152 /mo · $1,828/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $90

Break-even live

Break-even rent $1,066

Max offer price $121,900

Occupancy floor 87%

Sensitivity live

Price	-10% $174	-5% $132	+0% $90	+5% $48	+10% $6
Rent	-10% $-3	-5% $43	+0% $90	+5% $136	+10% $183
Rate	-1.0pp $151	-0.5pp $121	base $90	+0.5pp $58	+1.0pp $26

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: $30,475
• Closing costs: $3,657
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $121,900 Active 127 DOM
2. 2026-06-18
   days on market $121,900 Active 126 DOM
3. 2026-06-17
   days on market $121,900 Active 125 DOM
4. 2026-06-16
   days on market $121,900 Active 124 DOM
5. 2026-06-15
   days on market $121,900 Active 123 DOM
6. 2026-06-14
   days on market $121,900 Active 121 DOM
7. 2026-06-12
   days on market $121,900 Active 120 DOM
8. 2026-06-09
   days on market $121,900 Active 117 DOM
9. 2026-06-08
   days on market $121,900 Active 116 DOM
10. 2026-06-07
    days on market $121,900 Active 115 DOM
11. 2026-06-07
    days on market $121,900 Active 114 DOM
12. 2026-06-02
    days on market $121,900 Active 110 DOM
13. 2026-06-01
    days on market $121,900 Active 109 DOM
14. 2026-05-31
    days on market $121,900 Active 108 DOM
15. 2026-05-30
    days on market $121,900 Active 107 DOM
16. 2026-02-06
    listed $121,900 New 261-char remark

    Show marketing remark (261 chars)

    Title retired. Stucco bottom with landscaping being installed. The buyer will get to select the appliances they desire to include washer and dryer! New water heater, new HVAC, new flooring, new paint! Owner financing can be done with right amount of money down!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 98% 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: $14,160
• − Mortgage interest: −$6,828
• − Property taxes: −$1,828
• − Insurance: −$610
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$3,546
• Taxable loss: −$918
• Est. tax savings @ 24.0%: +$220
• After-tax cash flow: $1,297/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This single-family home is in good condition with new construction, appliances, and systems. Landscaping and minor landscaping improvements would further enhance its appeal and value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Appliances — Includes washer and dryer, making it move-in ready

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Appliances — Includes washer and dryer, making it move-in ready ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Ty Ty

• Score: 55/100
• State rank: #515
• US rank: #23320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ty Ty, GA
• Population (ZIP): 1,637

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 19% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Iranian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 2.58%
• Current HPI: 168.8711
• 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

1 event — show timeline

• 2026-02-06 Listed $121,900 GAMLS