180 Lincoln Pl · Camilla, GA 31730

$69,900

3 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 129 Days on market

Built 1984 7,405 sqft lot $65/sqft · at area comps Est $73k · 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 +9.6/15.0
• 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

ATTENTION INVESTORS & CASH BUYERS! This 3BR/1BA all-brick home on a crawl space foundation offers a solid shell and a clean slate for your next project. Located in Camilla, this property is in overall decent condition and is ready for an interior refresh to maximize its value. With 1,068 sq. ft. of potential, the layout is ideal for a high-performing rental or a quick fix-and-flip. The interior is open for your choice of flooring and appliances, allowing you to build in equity from day one. If you are looking for a straightforward brick-on-crawl project with great "bones" and significant upside, this is it. Sold AS-IS. Cash or conventional only. Contact your favorite agent to view this high-potential opportunity!

Key facts

• 7,405 sq ft lot
• Built 1984
• Listed 128 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% 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 ($483 loan paydown + $699 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $70k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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. 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: 1.52% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.71%
• DSCR: 2.01
• GRM: 5.5

CMA / ARV

• ARV (median comp): $73,325
• List price: $69,900
• Delta: -4.67%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Morningside Dr	0.38mi	3/1.0	1,036 (-4%)	23mo	$130,000	$125	57
401 Joy St	0.46mi	3/1.0	960 (-11%)	16mo	$50,000	$52	47

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: 24.9%
• Equity multiple: 2.27×
• Total profit: $24,900
• Equity at exit: $23,860

10-year hold

• IRR: 27.6%
• Equity multiple: 4.33×
• Total profit: $65,212
• Equity at exit: $31,706

Cash invested: $19,572 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $370

Break-even live

Break-even rent $596

Max offer price $69,900

Occupancy floor 60%

Sensitivity live

Price	-10% $410	-5% $390	+0% $370	+5% $351	+10% $331
Rent	-10% $286	-5% $328	+0% $370	+5% $412	+10% $454
Rate	-1.0pp $406	-0.5pp $388	base $370	+0.5pp $352	+1.0pp $334

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $69,900 Active 129 DOM
2. 2026-06-18
   days on market $69,900 Active 128 DOM
3. 2026-06-17
   days on market $69,900 Active 127 DOM
4. 2026-06-16
   days on market $69,900 Active 126 DOM
5. 2026-06-15
   days on market $69,900 Active 125 DOM
6. 2026-06-14
   days on market $69,900 Active 123 DOM
7. 2026-06-13
   days on market $69,900 Active 122 DOM
8. 2026-06-10
   days on market $69,900 Active 120 DOM
9. 2026-06-09
   days on market $69,900 Active 119 DOM
10. 2026-06-08
    days on market $69,900 Active 118 DOM
11. 2026-06-07
    days on market $69,900 Active 117 DOM
12. 2026-06-05
    days on market $69,900 Active 114 DOM
13. 2026-06-03
    days on market $69,900 Active 113 DOM
14. 2026-06-02
    days on market $69,900 Active 112 DOM
15. 2026-06-01
    days on market $69,900 Active 111 DOM
16. 2026-05-31
    days on market $69,900 Active 110 DOM
17. 2026-05-30
    days on market $69,900 Active 109 DOM
18. 2026-03-20
    price $69,900 738-char remark

    Show marketing remark (738 chars)

    ATTENTION INVESTORS & CASH BUYERS! This 3BR/1BA all-brick home on a crawl space foundation offers a solid shell and a clean slate for your next project. Located in Camilla, this property is in overall decent condition and is ready for an interior refresh to maximize its value. With 1,068 sq. ft. of potential, the layout is ideal for a high-performing rental or a quick fix-and-flip. The interior is open for your choice of flooring and appliances, allowing you to build in equity from day one. If you are looking for a straightforward brick-on-crawl project with great "bones" and significant upside, this is it. Sold AS-IS. Cash or conventional only. Contact your favorite agent to view this high-potential opportunity!

19. 2026-01-15
    listed $75,000 Active 738-char remark

    Show marketing remark (738 chars)

    ATTENTION INVESTORS & CASH BUYERS! This 3BR/1BA all-brick home on a crawl space foundation offers a solid shell and a clean slate for your next project. Located in Camilla, this property is in overall decent condition and is ready for an interior refresh to maximize its value. With 1,068 sq. ft. of potential, the layout is ideal for a high-performing rental or a quick fix-and-flip. The interior is open for your choice of flooring and appliances, allowing you to build in equity from day one. If you are looking for a straightforward brick-on-crawl project with great "bones" and significant upside, this is it. Sold AS-IS. Cash or conventional only. Contact your favorite agent to view this high-potential opportunity!

20. 2012-08-23
    soldstatus $35,000

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $905 · $75/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 6/10 Major FEMA zone X (unshaded) · 69% 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: $12,781
• − Mortgage interest: −$3,915
• − Property taxes: −$905
• − Insurance: −$350
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,033
• Taxable income: $3,533
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $3,596/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

+99.7% since first listed

3 events — show timeline

• 2026-03-20 Price Changed $69,900 SWGABOR
• 2026-01-15 Listed $75,000 SWGABOR
• 2012-08-23 Sold (Public Records) $35,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $905 · -10.1% YoY. Source: county tax records.