607 Glade Fern Way · Tifton, GA 31794

$209,000

3 bd · 2.5 ba · 1,560 sqft · SingleFamily public records · 59 Days on market

Built 2008 871 sqft lot $134/sqft · 14% below area Est $244k · 14% under $40/mo HOA · 2% of rent

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Why this score? — see what drove the D+ 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 +15.1/30.0
• ARV discount +14.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.7/10.0
• 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

Discover an excellent investment opportunity with this residential property located in Tifton, GA. Offering 3 bedrooms and 2.5 bathrooms with 1,560 square feet of living space, this home is ideal for investors seeking rental income or future appreciation potential.

Key facts

• Community pool
• $40 HOA
• 2 garage spots

Tags

• PRIMARY BEDROOM ON MAIN FLOOR
• WELL EQUIPPED KITCHEN
• COMMUNITY POOL

Property features AI

Finance

• Other: Located in Cypress Ridge Rd subdivision
• HOA & community: Homeowners association with $40 monthly fee

Exterior

• Parking: 2-car garage; Paved parking
• Utilities: Public water; Public sewer
• Home design: Residential townhouse; 2 stories
• Construction: Frame construction with wood siding; Slab foundation
• Exterior features: In-ground private pool; Shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $71 ($848/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (12.6% below list).
• Recommended offer: $183k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: G. O. Bailey Elementary School (math 42% / reading 37%, grade F, #435 of 1,228 statewide, top 37%, 564 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: 139 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).
• At $1,827/mo this rent would consume 48% of the median local household income ($46k/yr) (locally 759% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 59 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $182,664 (12.6% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.87% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (median comp): $244,435
• List price: $209,000
• Delta: -14.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Osprey Cir	0.10mi	3/2.0	1,518 (-3%)	6mo	$293,000	$193	84
210 Cypress Ridge Rd	0.15mi	3/2.0	1,638 (+5%)	3mo	$264,000	$161	80
564 Osprey Cir	0.23mi	3/2.0	1,512 (-3%)	8mo	$260,000	$172	76
644 Osprey Cir	0.20mi	3/2.0	1,623 (+4%)	8mo	$277,000	$171	75
206 Turtle Cove Ln	0.41mi	3/2.0	1,572 (+1%)	3mo	$282,500	$180	75
204 Turtle Cove Ln	0.40mi	3/2.0	1,594 (+2%)	1mo	$285,000	$179	75
627 Whitetail Ln	0.14mi	3/2.0	1,438 (-8%)	9mo	$266,000	$185	71
703 Osprey Cir	0.09mi	3/2.0	1,413 (-9%)	11mo	$260,000	$184	69
560 Osprey Cir	0.22mi	3/2.0	1,669 (+7%)	9mo	$263,000	$158	69
109 Cypress Ridge Rd	0.21mi	3/2.0	1,732 (+11%)	2mo	$244,900	$141	68
705 Osprey Cir	0.09mi	3/2.0	1,400 (-10%)	10mo	$259,000	$185	68
214 Cypress Ridge Rd	0.18mi	3/2.0	1,756 (+13%)	8mo	$278,000	$158	62

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-29,385
• Equity at exit: $31,163

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-19,862
• Equity at exit: $18,071

Cash invested: $58,520 (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: 139
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$149 /mo · $1,792/yr
• Insurance: −$87
• HOA: −$40
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $71

Break-even live

Break-even rent $1,737

Max offer price $209,000

Occupancy floor 91%

Sensitivity live

Price	-10% $189	-5% $130	+0% $71	+5% $11	+10% $-48
Rent	-10% $-74	-5% $-2	+0% $71	+5% $143	+10% $215
Rate	-1.0pp $176	-0.5pp $124	base $71	+0.5pp $16	+1.0pp $-39

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Richards Dr Tifton, GA	2.0	2.0	1100	$1,275	$1.16	45d	1	0.49mi
2013 Lee Ave Tifton, GA	3.0	2.0	1337	$3,295	$2.46	45d	1	0.88mi
1621 Love Ave Tifton, GA	2.0	2.0	1210	$1,185	$0.98	45d	1	1.41mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 20 events

1. 2026-06-21
   days on market $209,000 Active 59 DOM
2. 2026-06-19
   days on market $209,000 Active 57 DOM
3. 2026-06-18
   days on market $209,000 Active 56 DOM
4. 2026-06-17
   days on market $209,000 Active 55 DOM
5. 2026-06-16
   days on market $209,000 Active 54 DOM
6. 2026-06-15
   days on market $209,000 Active 53 DOM
7. 2026-06-14
   days on market $209,000 Active 51 DOM
8. 2026-06-12
   days on market $209,000 Active 50 DOM
9. 2026-06-09
   days on market $209,000 Active 47 DOM
10. 2026-06-08
    days on market $209,000 Active 46 DOM
11. 2026-06-07
    days on market $209,000 Active 45 DOM
12. 2026-06-07
    days on market $209,000 Active 44 DOM
13. 2026-06-02
    days on market $209,000 Active 40 DOM
14. 2026-06-01
    days on market $209,000 Active 39 DOM
15. 2026-05-31
    days on market $209,000 Active 38 DOM
16. 2026-05-30
    days on market $209,000 Active 37 DOM
17. 2026-04-23
    listed $209,000 Active 497-char remark
18. 2025-05-30
    soldstatus $140,000 265-char remark

    Show marketing remark (265 chars)

    Discover an excellent investment opportunity with this residential property located in Tifton, GA. Offering 3 bedrooms and 2.5 bathrooms with 1,560 square feet of living space, this home is ideal for investors seeking rental income or future appreciation potential.

19. 2021-10-07
    soldstatus $285,000
20. 2018-03-26
    soldstatus $108,100

ⓘ 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: $1,792 · $149/mo
• Projected year-2 tax: $1,923 · $160/mo
• Expected delta: +$131/yr (+$11/mo · 7.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $21,920
• − Mortgage interest: −$11,707
• − Property taxes: −$1,792
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − HOA: −$480
• − Depreciation: −$6,080
• Taxable loss: −$2,691
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $1,494/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

+93.3% since first listed

4 events — show timeline

• 2026-04-23 Listed $209,000 TBOR
• 2025-05-30 Sold (MLS) $140,000 TBOR
• 2021-10-07 Sold (Public Records) $285,000 Public Records
• 2018-03-26 Sold (Public Records) $108,100 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,792 · +1.2% YoY. Source: county tax records.