175 N Harney St · Camilla, GA 31730

$95,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 129 Days on market

Built 1980 8,276 sqft lot $86/sqft · 35% above area Est $70k · 35% over

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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 +25.3/30.0
• DSCR +8.4/10.0
• 1% rule +6.2/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Whether you are a first time home owner or an investor, this property is a great investment! Brick siding and metal roof, low maintenance. Potential rent is $800/month.

Key facts

• 8,276 sq ft lot
• Built 1980
• Listed 128 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (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 $2k of equity ($657 loan paydown + $949 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% 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 $83,600 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.12% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (median comp): $70,190
• List price: $95,000
• Delta: 35.35%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Sunset Cir	0.13mi	3/1.0	1,000 (-9%)	2mo	$30,000	$30	77
30 Fry Pl	0.19mi	3/2.0	1,120 (+2%)	11mo	$56,000	$50	75

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: 8.4%
• Equity multiple: 1.43×
• Total profit: $11,408
• Equity at exit: $32,428

10-year hold

• IRR: 12.5%
• Equity multiple: 2.51×
• Total profit: $40,272
• Equity at exit: $43,091

Cash invested: $26,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $151

Break-even live

Break-even rent $869

Max offer price $95,000

Occupancy floor 81%

Sensitivity live

Price	-10% $205	-5% $178	+0% $151	+5% $124	+10% $97
Rent	-10% $67	-5% $109	+0% $151	+5% $193	+10% $234
Rate	-1.0pp $199	-0.5pp $175	base $151	+0.5pp $126	+1.0pp $101

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $95,000 Active 129 DOM
2. 2026-06-18
   days on market $95,000 Active 128 DOM
3. 2026-06-17
   days on market $95,000 Active 127 DOM
4. 2026-06-16
   days on market $95,000 Active 126 DOM
5. 2026-06-15
   days on market $95,000 Active 125 DOM
6. 2026-06-14
   days on market $95,000 Active 123 DOM
7. 2026-06-13
   days on market $95,000 Active 122 DOM
8. 2026-06-10
   days on market $95,000 Active 120 DOM
9. 2026-06-09
   days on market $95,000 Active 119 DOM
10. 2026-06-08
    days on market $95,000 Active 118 DOM
11. 2026-06-07
    days on market $95,000 Active 117 DOM
12. 2026-06-05
    days on market $95,000 Active 114 DOM
13. 2026-06-03
    days on market $95,000 Active 113 DOM
14. 2026-06-02
    days on market $95,000 Active 112 DOM
15. 2026-06-01
    days on market $95,000 Active 111 DOM
16. 2026-05-31
    days on market $95,000 Active 110 DOM
17. 2026-05-30
    days on market $95,000 Active 109 DOM
18. 2026-01-17
    listed $95,000 Active 168-char remark

    Show marketing remark (168 chars)

    Whether you are a first time home owner or an investor, this property is a great investment! Brick siding and metal roof, low maintenance. Potential rent is $800/month.

19. 2025-09-06
    price $108,000
20. 2003-05-15
    soldstatus $65,000

ⓘ 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: $988 · $82/mo
• Projected year-2 tax: $988 · $82/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 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: $12,719
• − Mortgage interest: −$5,321
• − Property taxes: −$988
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,764
• Taxable income: $338
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $1,728/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

+46.2% since first listed

3 events — show timeline

• 2026-01-17 Listed $95,000 SWGABOR
• 2025-09-06 Price Changed $108,000 TABRMLS
• 2003-05-15 Sold (Public Records) $65,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $988 · -0.3% YoY. Source: county tax records.