724 6 1/2 St · Tifton, GA 31794

$89,900

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 200 Days on market

Built 1949 9,583 sqft lot $112/sqft · 21% below area Est $114k · 21% under ↓ 10% since listing

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• 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

Investor Opportunity in Tifton! This strong little cottage has solid bones and endless potential. Built with a durable block exterior, this property is ready for your next renovation project. Whether you're looking to flip, rent, or rebuild, this one offers a great foundation and a prime location. With 2 bedrooms and 1 bath, it's the ideal size for a manageable project with great upside potential. Conveniently located near downtown Tifton—close to shopping, dining, and local amenities—this property could be a profitable addition to your investment portfolio. Bring your tools, your ideas, and your vision—this cottage is ready for transformation!

Key facts

• Great foundation
• Prime location
• 9,583 sq ft lot

Tags

• DURABLE BLOCK EXTERIOR
• PRIME LOCATION
• GREAT FOUNDATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 138 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 1.18% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.26%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (median comp): $114,347
• List price: $89,900
• Delta: -21.38%
• 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
605 4th St E	0.28mi	3/2.0 (+1)	820 (+2%)	8mo	$139,000	$170	68

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $4,455
• Equity at exit: $13,404

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $28,277
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $299

Break-even live

Break-even rent $681

Max offer price $89,900

Occupancy floor 67%

Sensitivity live

Price	-10% $350	-5% $325	+0% $299	+5% $274	+10% $248
Rent	-10% $216	-5% $257	+0% $299	+5% $341	+10% $383
Rate	-1.0pp $345	-0.5pp $322	base $299	+0.5pp $276	+1.0pp $252

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Prince Ave Tifton, GA	2.0	1.0	900	$925	$1.03	44d	1	0.38mi
104 18th St Tifton, GA	1.0	1.0	645	$950	$1.47	44d	1	1.21mi
70 Richards Dr Tifton, GA	2.0	2.0	1100	$1,275	$1.16	44d	1	1.50mi

Listing history 7 events

1. 2026-06-01
   days on marketlisting id $89,900 Active 200 DOM
2. 2026-05-31
   days on market $89,900 Active 195 DOM
3. 2026-05-30
   days on market $89,900 Active 194 DOM
4. 2026-01-08
   price $89,900 670-char remark

   Show marketing remark (652 chars)

   Investor Opportunity in Tifton! This strong little cottage has solid bones and endless potential. Built with a durable block exterior, this property is ready for your next renovation project. Whether you're looking to flip, rent, or rebuild, this one offers a great foundation and a prime location. With 2 bedrooms and 1 bath, it's the ideal size for a manageable project with great upside potential. Conveniently located near downtown Tifton-close to shopping, dining, and local amenities-this property could be a profitable addition to your investment portfolio. Bring your tools, your ideas, and your vision-this cottage is ready for transformation!

5. 2026-01-08
   price $89,900 652-char remark

   Show marketing remark (652 chars)

   Investor Opportunity in Tifton! This strong little cottage has solid bones and endless potential. Built with a durable block exterior, this property is ready for your next renovation project. Whether you're looking to flip, rent, or rebuild, this one offers a great foundation and a prime location. With 2 bedrooms and 1 bath, it's the ideal size for a manageable project with great upside potential. Conveniently located near downtown Tifton-close to shopping, dining, and local amenities-this property could be a profitable addition to your investment portfolio. Bring your tools, your ideas, and your vision-this cottage is ready for transformation!

6. 2025-11-13
   listed $99,999 Active 670-char remark

   Show marketing remark (670 chars)

   Investor Opportunity in Tifton! This strong little cottage has solid bones and endless potential. Built with a durable block exterior, this property is ready for your next renovation project. Whether you're looking to flip, rent, or rebuild, this one offers a great foundation and a prime location. With 2 bedrooms and 1 bath, it's the ideal size for a manageable project with great upside potential. Conveniently located near downtown Tifton—close to shopping, dining, and local amenities—this property could be a profitable addition to your investment portfolio. Bring your tools, your ideas, and your vision—this cottage is ready for transformation!

7. 2025-11-10
   listed $99,999 New 652-char remark

   Show marketing remark (652 chars)

   Investor Opportunity in Tifton! This strong little cottage has solid bones and endless potential. Built with a durable block exterior, this property is ready for your next renovation project. Whether you're looking to flip, rent, or rebuild, this one offers a great foundation and a prime location. With 2 bedrooms and 1 bath, it's the ideal size for a manageable project with great upside potential. Conveniently located near downtown Tifton-close to shopping, dining, and local amenities-this property could be a profitable addition to your investment portfolio. Bring your tools, your ideas, and your vision-this cottage is ready for transformation!

ⓘ 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: $349 · $29/mo
• Projected year-2 tax: $827 · $69/mo
• Expected delta: +$478/yr (+$40/mo · 137.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $12,717
• − Mortgage interest: −$5,036
• − Property taxes: −$349
• − Insurance: −$450
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$2,615
• Taxable income: $2,233
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,055/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

• Census place: Tifton, GA
• County: Tift County · 26,178 people
• City population: 26,178
• 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

-10.1% since first listed

4 events — show timeline

• 2026-01-08 Price Changed $89,900 TBOR
• 2026-01-08 Price Changed $89,900 GAMLS
• 2025-11-13 Listed $99,999 TBOR
• 2025-11-10 Listed $99,999 GAMLS

Property tax history

-2.4%/yr

Latest (2025): $349 · -5.9% YoY. Source: county tax records.