3562 Highway 82 W · Tifton, GA 31793

$165,000

3 bd · 3.0 ba · 1,584 sqft · Manufactured · 3 Days on market

Manufactured home Built 1988 Fair condition 0.89 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Nice affordable 3 bed 3 bath mobile home in Tift County close to town. House is accessible from Highway 82. Home is being painted on list date so will be available for showings 6/8/2026.

Key facts

• 0.89 acre lot
• Built 1988
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (30.0% below list).
• Recommended offer: $116k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.3% 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, commute F, employment D-.
• 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.
• Zoned schools: Annie Belle Clark Elementary School (math 38% / reading 39%, grade F, #463 of 1,228 statewide, top 38%, 804 students, 100% FRL); Eighth Street Middle School (math 19% / reading 26%, grade F, #327 of 470 statewide, top 70%, 958 students, 100% FRL); Tift County High School (math 14% / reading 26%, grade F, #232 of 424 statewide, top 56%, 2,273 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $115,500 (30.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.70% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.11×
• Total profit: $-41,230
• Equity at exit: $24,602

10-year hold

• IRR: -23.6%
• Equity multiple: -0.18×
• Total profit: $-54,516
• Equity at exit: $14,266

Cash invested: $46,200 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-228

Break-even live

Break-even rent $1,443

Max offer price $132,033

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-171	+0% $-228	+5% $-285	+10% $-342
Rent	-10% $-319	-5% $-273	+0% $-228	+5% $-182	+10% $-137
Rate	-1.0pp $-145	-0.5pp $-186	base $-228	+0.5pp $-271	+1.0pp $-314

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Salem Church Rd Unit 1 Tifton, GA	3.0	3.0	1584	$1,500	$0.95	46d	1	0.18mi

Listing history 4 events

1. 2026-06-08
   days on market $165,000 Active 3 DOM
2. 2026-06-07
   days on market $165,000 Active 2 DOM
3. 2026-06-07
   remarks 188-char remark
4. 2026-06-07
   listed $165,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,860
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$4,800
• Taxable loss: −$5,700
• Est. tax savings @ 24.0%: +$1,368
• After-tax cash flow: $-1,366/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 · 4 photos

Fair 45/100 Cosmetic rehab

A fair condition mobile home with cosmetic updates needed, including painting and landscaping. Potential for significant value increase with these improvements.

Repairs flagged

• Minor roof — No visible damage, but may need touch-up
• Minor siding — Siding shows some wear

Value-add opportunities

• Both painting — Enhances curb appeal and interior aesthetics
• Both landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible damage, but may need touch-up	Minor	$500–3,000
siding · Siding shows some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both painting — Enhances curb appeal and interior aesthetics ↑
• Both landscaping — Improves curb appeal and enhances property 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 — 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

1 event — show timeline

• 2026-06-06 Listed $165,000 TBOR