45 T C Gordon Rd · Tifton, GA 31793

$89,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 81 Days on market

Built 1941 0.45 ac lot $74/sqft · 25% below area Est $119k · 25% 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 +3.6/5.0
• 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

This 2 bedroom 1 bath home is a good option for buyers looking for an economical option in a good location. It would also be a great addition to an investor's rental portfolio. Currently rented for $950/month for good ROI. Call today.

Key facts

• 0.45 acre lot
• Built 1941
• Listed 80 days

🏷️ Possibly a rental listed for sale. The $89,000 price doesn't fit this home's estimated sale value (~$119,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: 47 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago 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.
• Current owner paid $30k; list at $89k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• 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 $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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: 1.69% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.94%
• DSCR: 2.33
• GRM: 4.9

CMA / ARV

• ARV (median comp): $119,000
• List price: $89,000
• Delta: -25.21%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Palmetta Rd	0.26mi	2/2.0	1,260 (+5%)	4mo	$119,000	$94	72

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: 24.5%
• Equity multiple: 2.01×
• Total profit: $25,173
• Equity at exit: $13,270

10-year hold

• IRR: 32.3%
• Equity multiple: 3.92×
• Total profit: $72,878
• Equity at exit: $7,695

Cash invested: $24,920 (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 31793

• Home prices YoY: -16.3%
• Active inventory: 47
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $622

Break-even live

Break-even rent $713

Max offer price $89,000

Occupancy floor 54%

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: $22,250
• Closing costs: $2,670
• 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	0.82mi

Listing history 25 events

1. 2026-06-19
   days on market $89,000 Active 81 DOM
2. 2026-06-18
   days on market $89,000 Active 80 DOM
3. 2026-06-17
   days on market $89,000 Active 79 DOM
4. 2026-06-16
   days on market $89,000 Active 78 DOM
5. 2026-06-15
   days on market $89,000 Active 77 DOM
6. 2026-06-14
   days on market $89,000 Active 75 DOM
7. 2026-06-12
   days on market $89,000 Active 74 DOM
8. 2026-06-09
   days on market $89,000 Active 71 DOM
9. 2026-06-08
   days on market $89,000 Active 70 DOM
10. 2026-06-07
    days on market $89,000 Active 69 DOM
11. 2026-06-07
    days on market $89,000 Active 68 DOM
12. 2026-06-02
    days on market $89,000 Active 64 DOM
13. 2026-06-01
    days on market $89,000 Active 63 DOM
14. 2026-05-31
    days on market $89,000 Active 62 DOM
15. 2026-05-30
    days on market $89,000 Active 61 DOM
16. 2026-03-31
    listed $89,000 Active 234-char remark

    Show marketing remark (234 chars)

    This 2 bedroom 1 bath home is a good option for buyers looking for an economical option in a good location. It would also be a great addition to an investor's rental portfolio. Currently rented for $950/month for good ROI. Call today.

17. 2025-07-02
    price $79,900
18. 2025-03-12
    listed $89,000 Active
19. 2024-07-03
    status Active
20. 2024-05-24
    price $95,000
21. 2024-05-24
    listed $90,000 Active
22. 2023-03-14
    listed $90,000
23. 2020-08-19
    soldstatus $30,000
24. 2017-06-14
    listed $57,500
25. 2012-02-03
    soldstatus $32,000

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$106/yr (+$9/mo · 14.9%)

ⓘ 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 8/10 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$4,985
• − Property taxes: −$713
• − Insurance: −$445
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,589
• Taxable income: $6,388
• Est. tax owed @ 24.0%: −$1,533
• After-tax cash flow: $5,929/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

• City population: 26,178
• Population (ZIP): 10,276

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Black 13% Two or more races 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Italian 2% German 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 12% Vietnamese 1% Other Indo-European 1%

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: ▼ -37.04%
• Current HPI: 190.0421
• 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

+178.1% since first listed

10 events — show timeline

• 2026-03-31 Listed $89,000 TBOR
• 2025-07-02 Price Changed $79,900 TBOR
• 2025-03-12 Listed $89,000 TBOR
• 2024-07-03 Relisted — TBOR
• 2024-05-24 Price Changed $95,000 TBOR
• 2024-05-24 Listed $90,000 TBOR
• 2023-03-14 Listed $90,000 TBOR
• 2020-08-19 Sold (MLS) $30,000 TBOR
• 2017-06-14 Listed $57,500 TBOR
• 2012-02-03 Sold (Public Records) $32,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $713 · +8.3% YoY. Source: county tax records.