3109 Emerson O Bynes Ave · Unionville, GA 31794

$32,900

2 bd · 1.0 ba · 785 sqft · SingleFamily · 12 Days on market

Built 1950 Fair condition 4,792 sqft lot $42/sqft · at area comps Est $33k · at est.

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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 +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New listing for a charming two-bedroom, one-bathroom single-story home. This property is conveniently located just a ten-minute drive from the historic restaurants and shopping in Tifton, offering a wonderful opportunity for a buyer to renovate and customize the space to their personal preferences. Agents, please see Private agent remarks in the MLS. Must be pre-approved to show. Thanks, the property is not for rent.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Lot approximately 0.11 acres

Exterior

• Parking: Detached or attached garage with 1 car space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Block construction; Zoned R
• Construction: Block construction
• Exterior features: Public water; Public sewer

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling
• Interior features: Wall/window air conditioning units

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $33k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).

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: schools F, amenities F, 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; 1 comparable units currently listed for rent nearby; 176 units permitted in Tift County in 2024 (60 in 5+ unit buildings).
• This rent runs 30% 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 $227 of loan paydown is wiped out by about $987 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.56% ✓
• Cap rate: 31.71%
• Cash-on-cash: 90.77%
• DSCR: 5.04
• GRM: 2.3

CMA / ARV

• ARV (median comp): $32,900
• List price: $32,900
• Delta: —
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3109 Emerson O Bynes Ave	0.00mi	2/1.0	785 (0%)	1mo	$32,900	$42	99
3111 4th Ave	0.14mi	2/1.0	774 (-1%)	22mo	$26,000	$34	73
2107 Southern Ave	0.47mi	2/1.0	864 (+10%)	16mo	$58,000	$67	48

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: 91.5%
• Equity multiple: 5.24×
• Total profit: $39,069
• Equity at exit: $4,905

10-year hold

• IRR: 94.4%
• Equity multiple: 10.90×
• Total profit: $91,241
• Equity at exit: $2,845

Cash invested: $9,212 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$173
• Tax est. 1.5%: −$41 /mo · $494/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $697

Break-even live

Break-even rent $288

Max offer price $32,900

Occupancy floor 35%

Sensitivity live

Price	-10% $720	-5% $708	+0% $697	+5% $685	+10% $674
Rent	-10% $604	-5% $651	+0% $697	+5% $743	+10% $789
Rate	-1.0pp $713	-0.5pp $705	base $697	+0.5pp $688	+1.0pp $680

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: $8,225
• Closing costs: $987
• 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	44d	1	0.26mi

Listing history 4 events

1. 2026-05-15
   status Pending 420-char remark

   Show marketing remark (420 chars)

   New listing for a charming two-bedroom, one-bathroom single-story home. This property is conveniently located just a ten-minute drive from the historic restaurants and shopping in Tifton, offering a wonderful opportunity for a buyer to renovate and customize the space to their personal preferences. Agents, please see Private agent remarks in the MLS. Must be pre-approved to show. Thanks, the property is not for rent.

2. 2026-05-15
   status Pending 416-char remark

   Show marketing remark (420 chars)

   New listing for a charming two-bedroom, one-bathroom single-story home. This property is conveniently located just a ten-minute drive from the historic restaurants and shopping in Tifton, offering a wonderful opportunity for a buyer to renovate and customize the space to their personal preferences. Agents, please see Private agent remarks in the MLS. Must be pre-approved to show. Thanks, the property is not for rent.

3. 2026-05-04
   listed $32,900 Active 420-char remark

   Show marketing remark (420 chars)

   New listing for a charming two-bedroom, one-bathroom single-story home. This property is conveniently located just a ten-minute drive from the historic restaurants and shopping in Tifton, offering a wonderful opportunity for a buyer to renovate and customize the space to their personal preferences. Agents, please see Private agent remarks in the MLS. Must be pre-approved to show. Thanks, the property is not for rent.

4. 2026-05-03
   listed $32,900 Active 416-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 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: $14,039
• − Mortgage interest: −$1,843
• − Property taxes: −$494
• − Insurance: −$164
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$957
• Taxable income: $8,334
• Est. tax owed @ 24.0%: −$2,000
• After-tax cash flow: $6,362/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 · 12 photos

Fair 45/100 Moderate rehab

This charming two-bedroom home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, and flooring. A fresh coat of paint and landscaping would also enhance the home's curb appeal.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major bathroom fixtures — dated and in poor condition
• Major flooring — carpeted floors in need of replacement
• Minor interior paint — paint peeling in some areas

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — updating the bathroom would increase both resale and rental value
• Both flooring replacement — new flooring would improve the home's appearance and increase its value
• Both painting interior walls — fresh paint would improve the home's appearance and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
flooring · carpeted floors in need of replacement	Major	$15,000–50,000
interior paint · paint peeling in some areas	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — updating the bathroom would increase both resale and rental value ↑
• Both flooring replacement — new flooring would improve the home's appearance and increase its value ↑
• Both painting interior walls — fresh paint would improve the home's appearance and increase its value ↑

ⓘ 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 — 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

6 events — show timeline

• 2026-05-28 Sold (MLS) $32,900 CBOR
• 2026-05-28 Sold (MLS) $32,900 SGMLS
• 2026-05-15 Pending — CBOR
• 2026-05-15 Pending — SGMLS
• 2026-05-04 Listed $32,900 CBOR
• 2026-05-03 Listed $32,900 SGMLS