375 Baggs Ave SE · Pelham, GA 31779

$110,000

3 bd · 2.0 ba · 1,227 sqft · SingleFamily public records · 261 Days on market

Built 1920 0.29 ac lot $90/sqft · at area comps Est $109k · at est.

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +6.9/15.0
• Appreciation +6.2/10.0
• 1% rule +5.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Step into the charm of the 1920s with this beautifully updated 3-bedroom, 2-bath home that blends classic character with modern comfort. From the moment you arrive, you'll notice the inviting curb appeal and thoughtful updates that make this home truly move-in ready. Inside, you'll find a spacious layout with updated finishes throughout. The enclosed garage area offers flexible space for storage, hobbies, or the option to convert it back if desired. With its timeless details, affordable price point, and recent updates, this home is a perfect balance of historic charm and everyday functionality. Don't miss your chance to own a piece of history with all the modern conveniences you've been looking for-schedule your showing today!

Key facts

• Enclosed garage area
• Flexible space
• Updated finishes

Tags

• UPDATED FINISHES
• ENCLOSED GARAGE AREA
• FLEXIBLE SPACE
• HISTORIC CHARM
• MODERN CONVENIENCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.8% in Pelham — 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 56/100 on livability (#483 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Pelham City (rural): math 13% / reading 20% proficiency, ranked #159 of 174 in GA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 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 $3k of equity ($761 loan paydown + $3k appreciation (2.4% 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 (2.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 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 1920 — 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 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. Crime grade is F 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: 1.04% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (median comp): $108,542
• List price: $110,000
• Delta: 1.34%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
438 Dogwood Dr NE	0.32mi	3/2.0	1,266 (+3%)	2mo	$160,000	$126	78
311 Tennyson St NE	0.36mi	2/1.0 (-1)	1,184 (-4%)	1mo	$124,898	$105	68
247 Green St	0.30mi	3/2.0	1,314 (+7%)	10mo	$65,000	$49	66
618 Harmony Rd	0.46mi	2/2.0 (-1)	1,230 (+0%)	11mo	$160,000	$130	64
1275 Leverne Ln	0.75mi	3/2.0	1,269 (+3%)	14mo	$155,000	$122	48
129 Proctor St SE	0.59mi	3/1.0	1,310 (+7%)	18mo	$35,000	$27	42
260 Tennyson St	0.45mi	2/1.0 (-1)	1,376 (+12%)	14mo	$152,000	$110	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.73×
• Total profit: $22,351
• Equity at exit: $45,488

10-year hold

• IRR: 15.6%
• Equity multiple: 3.15×
• Total profit: $66,319
• Equity at exit: $67,158

Cash invested: $30,800 (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 31779

• Home prices YoY: 1.0%
• Active inventory: 36
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $202

Break-even live

Break-even rent $890

Max offer price $110,000

Occupancy floor 77%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $110,000 Active 261 DOM
2. 2026-06-17
   days on market $110,000 Active 260 DOM
3. 2026-06-16
   days on market $110,000 Active 259 DOM
4. 2026-06-15
   days on market $110,000 Active 258 DOM
5. 2026-06-13
   days on market $110,000 Active 256 DOM
6. 2026-06-12
   days on market $110,000 Active 255 DOM
7. 2026-06-09
   days on market $110,000 Active 252 DOM
8. 2026-06-08
   days on market $110,000 Active 251 DOM
9. 2026-06-07
   days on market $110,000 Active 250 DOM
10. 2026-06-07
    days on market $110,000 Active 249 DOM
11. 2026-06-04
    days on market $110,000 Active 246 DOM
12. 2026-06-02
    days on market $110,000 Active 245 DOM
13. 2026-06-01
    days on market $110,000 Active 244 DOM
14. 2026-05-31
    days on market $110,000 Active 243 DOM
15. 2026-05-31
    days on market $110,000 Active 242 DOM
16. 2026-03-19
    price $110,000 742-char remark

    Show marketing remark (742 chars)

    Step into the charm of the 1920s with this beautifully updated 3-bedroom, 2-bath home that blends classic character with modern comfort. From the moment you arrive, you'll notice the inviting curb appeal and thoughtful updates that make this home truly move-in ready. Inside, you'll find a spacious layout with updated finishes throughout. The enclosed garage area offers flexible space for storage, hobbies, or the option to convert it back if desired. With its timeless details, affordable price point, and recent updates, this home is a perfect balance of historic charm and everyday functionality. Don't miss your chance to own a piece of history with all the modern conveniences you've been looking for-schedule your showing today!

17. 2026-01-18
    price $120,000

    Show marketing remark (742 chars)

    Step into the charm of the 1920s with this beautifully updated 3-bedroom, 2-bath home that blends classic character with modern comfort. From the moment you arrive, you'll notice the inviting curb appeal and thoughtful updates that make this home truly move-in ready. Inside, you'll find a spacious layout with updated finishes throughout. The enclosed garage area offers flexible space for storage, hobbies, or the option to convert it back if desired. With its timeless details, affordable price point, and recent updates, this home is a perfect balance of historic charm and everyday functionality. Don't miss your chance to own a piece of history with all the modern conveniences you've been looking for-schedule your showing today!

18. 2026-01-18
    price $120,000 742-char remark

    Show marketing remark (742 chars)

    Step into the charm of the 1920s with this beautifully updated 3-bedroom, 2-bath home that blends classic character with modern comfort. From the moment you arrive, you'll notice the inviting curb appeal and thoughtful updates that make this home truly move-in ready. Inside, you'll find a spacious layout with updated finishes throughout. The enclosed garage area offers flexible space for storage, hobbies, or the option to convert it back if desired. With its timeless details, affordable price point, and recent updates, this home is a perfect balance of historic charm and everyday functionality. Don't miss your chance to own a piece of history with all the modern conveniences you've been looking for-schedule your showing today!

19. 2025-11-14
    price $130,000

    Show marketing remark (742 chars)

    Step into the charm of the 1920s with this beautifully updated 3-bedroom, 2-bath home that blends classic character with modern comfort. From the moment you arrive, you'll notice the inviting curb appeal and thoughtful updates that make this home truly move-in ready. Inside, you'll find a spacious layout with updated finishes throughout. The enclosed garage area offers flexible space for storage, hobbies, or the option to convert it back if desired. With its timeless details, affordable price point, and recent updates, this home is a perfect balance of historic charm and everyday functionality. Don't miss your chance to own a piece of history with all the modern conveniences you've been looking for-schedule your showing today!

20. 2025-11-14
    price $130,000 742-char remark

    Show marketing remark (742 chars)

    Step into the charm of the 1920s with this beautifully updated 3-bedroom, 2-bath home that blends classic character with modern comfort. From the moment you arrive, you'll notice the inviting curb appeal and thoughtful updates that make this home truly move-in ready. Inside, you'll find a spacious layout with updated finishes throughout. The enclosed garage area offers flexible space for storage, hobbies, or the option to convert it back if desired. With its timeless details, affordable price point, and recent updates, this home is a perfect balance of historic charm and everyday functionality. Don't miss your chance to own a piece of history with all the modern conveniences you've been looking for-schedule your showing today!

21. 2025-09-30
    listed $140,000 Active

    Show marketing remark (742 chars)

    Step into the charm of the 1920s with this beautifully updated 3-bedroom, 2-bath home that blends classic character with modern comfort. From the moment you arrive, you'll notice the inviting curb appeal and thoughtful updates that make this home truly move-in ready. Inside, you'll find a spacious layout with updated finishes throughout. The enclosed garage area offers flexible space for storage, hobbies, or the option to convert it back if desired. With its timeless details, affordable price point, and recent updates, this home is a perfect balance of historic charm and everyday functionality. Don't miss your chance to own a piece of history with all the modern conveniences you've been looking for-schedule your showing today!

22. 2025-09-30
    listed $140,000 New 742-char remark

    Show marketing remark (742 chars)

    Step into the charm of the 1920s with this beautifully updated 3-bedroom, 2-bath home that blends classic character with modern comfort. From the moment you arrive, you'll notice the inviting curb appeal and thoughtful updates that make this home truly move-in ready. Inside, you'll find a spacious layout with updated finishes throughout. The enclosed garage area offers flexible space for storage, hobbies, or the option to convert it back if desired. With its timeless details, affordable price point, and recent updates, this home is a perfect balance of historic charm and everyday functionality. Don't miss your chance to own a piece of history with all the modern conveniences you've been looking for-schedule your showing today!

23. 2025-05-15
    soldstatus $105,000 Closed
24. 2025-03-25
    status Pending
25. 2025-03-19
    listed $99,900 Active
26. 2022-02-18
    soldstatus $55,000
27. 2018-08-28
    soldstatus $19,500
28. 2018-05-11
    historical
29. 2018-03-02
    listed $21,000
30. 2003-12-29
    soldstatus $18,000

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$48/yr (+$4/mo · 4.9%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,744
• − Mortgage interest: −$6,162
• − Property taxes: −$964
• − Insurance: −$550
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$3,200
• Taxable income: $669
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $2,261/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: Pelham City
• NCES district ID: 1304080
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $27,961
• Composite: 12.88/100
• National rank: #9589
• State rank: #159 of 174 in GA

Livability — Pelham

• Score: 56/100
• State rank: #483
• US rank: #22451

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pelham, GA
• Population (ZIP): 8,877

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: Majority White (55%)
• Race & ethnicity: White 55% Black 40% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4%

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: ▲ 2.35%
• Current HPI: 242.0914
• 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

+511.1% since first listed

15 events — show timeline

• 2026-03-19 Price Changed $110,000 GAMLS
• 2026-01-18 Price Changed $120,000 SWGABOR
• 2026-01-18 Price Changed $120,000 GAMLS
• 2025-11-14 Price Changed $130,000 SWGABOR
• 2025-11-14 Price Changed $130,000 GAMLS
• 2025-09-30 Listed $140,000 SWGABOR
• 2025-09-30 Listed $140,000 GAMLS
• 2025-05-15 Sold (MLS) $105,000 TABRMLS
• 2025-03-25 Pending — TABRMLS
• 2025-03-19 Listed $99,900 TABRMLS
• 2022-02-18 Sold (Public Records) $55,000 Public Records
• 2018-08-28 Sold (MLS) $19,500 TABRMLS
• 2018-05-11 Listing Removed — GAMLS
• 2018-03-02 Listed $21,000 GAMLS
• 2003-12-29 Sold (Public Records) $18,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $964 · -0.1% YoY. Source: county tax records.