610 S College St · Hahira, GA 31632

$150,000

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 1 Days on market

Built 1980 0.30 ac lot Est $143k · 5% 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 +21.5/30.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• ARV discount +5.2/15.0
• Schools +4.7/10.0
• 1% rule +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great starter home or investment property in the quiet, laid back, golf cart community of Hahira, Ga. ! You will love being able to get to everything that Hahira has to offer by golf cart. Close enough to Hahira Elementary and Hahira Middle for your kids to walk to school. You can even take your kids to school on the golf cart! This beautiful, well maintained home is a must see! No HOA! This home features a large, shaded, private, fully fenced yard with a huge 15'x30' workshop in the backyard. This home also has an 18'x21' partially enclosed carport on a concrete slab in the back yard for parking or storage. The home and shop have just had brand new roofs installed! This one wont last long! Call me or your favorite realtor today to schedule a showing before it's gone! Listing agent is part owner of the property.

Key facts

• Storage rooms
• Wired metal carport
• Dining

Tags

• FENCED-IN YARD
• WIRED METAL CARPORT
• STORAGE ROOMS
• FUNCTIONAL OUTDOOR SPACE
• LOCAL SHOPPING
• DINING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence (house); One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Fenced yard; Workshop on the property

Interior

• Bathrooms: 1 full bathroom
• Interior features: Refrigerator
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/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 $144k (4.0% below list).
• Recommended offer: $144k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 3.9% in Hahira — 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 67/100 on livability (#161 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, health & safety D.
• Lowndes County (rural): math 59% / reading 52% proficiency, ranked #8 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 189 active listings in the ZIP; solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $143,945 (4.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.96% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $142,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 S College St	0.00mi	2/1.0	725 (+4%)	0mo	$148,800	$205	93

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 3.28×
• Total profit: $95,967
• Equity at exit: $135,132

10-year hold

• IRR: 25.1%
• Equity multiple: 7.46×
• Total profit: $271,232
• Equity at exit: $291,417

Cash invested: $42,000 (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 31632

• Home prices YoY: 8.1%
• Active inventory: 189
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $225

Break-even live

Break-even rent $1,155

Max offer price $150,000

Occupancy floor 79%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-08
   status Pending
2. 2026-05-07
   listed $150,000 Active
3. 2024-10-17
   soldstatus $135,000
4. 2024-10-15
   soldstatus $135,000 Closed 825-char remark

   Show marketing remark (825 chars)

   Great starter home or investment property in the quiet, laid back, golf cart community of Hahira, Ga. ! You will love being able to get to everything that Hahira has to offer by golf cart. Close enough to Hahira Elementary and Hahira Middle for your kids to walk to school. You can even take your kids to school on the golf cart! This beautiful, well maintained home is a must see! No HOA! This home features a large, shaded, private, fully fenced yard with a huge 15'x30' workshop in the backyard. This home also has an 18'x21' partially enclosed carport on a concrete slab in the back yard for parking or storage. The home and shop have just had brand new roofs installed! This one wont last long! Call me or your favorite realtor today to schedule a showing before it's gone! Listing agent is part owner of the property.

5. 2024-09-13
   status Pending 825-char remark

   Show marketing remark (825 chars)

   Great starter home or investment property in the quiet, laid back, golf cart community of Hahira, Ga. ! You will love being able to get to everything that Hahira has to offer by golf cart. Close enough to Hahira Elementary and Hahira Middle for your kids to walk to school. You can even take your kids to school on the golf cart! This beautiful, well maintained home is a must see! No HOA! This home features a large, shaded, private, fully fenced yard with a huge 15'x30' workshop in the backyard. This home also has an 18'x21' partially enclosed carport on a concrete slab in the back yard for parking or storage. The home and shop have just had brand new roofs installed! This one wont last long! Call me or your favorite realtor today to schedule a showing before it's gone! Listing agent is part owner of the property.

6. 2024-09-09
   status Active 825-char remark

   Show marketing remark (825 chars)

   Great starter home or investment property in the quiet, laid back, golf cart community of Hahira, Ga. ! You will love being able to get to everything that Hahira has to offer by golf cart. Close enough to Hahira Elementary and Hahira Middle for your kids to walk to school. You can even take your kids to school on the golf cart! This beautiful, well maintained home is a must see! No HOA! This home features a large, shaded, private, fully fenced yard with a huge 15'x30' workshop in the backyard. This home also has an 18'x21' partially enclosed carport on a concrete slab in the back yard for parking or storage. The home and shop have just had brand new roofs installed! This one wont last long! Call me or your favorite realtor today to schedule a showing before it's gone! Listing agent is part owner of the property.

7. 2024-08-28
   status Pending 825-char remark

   Show marketing remark (825 chars)

   Great starter home or investment property in the quiet, laid back, golf cart community of Hahira, Ga. ! You will love being able to get to everything that Hahira has to offer by golf cart. Close enough to Hahira Elementary and Hahira Middle for your kids to walk to school. You can even take your kids to school on the golf cart! This beautiful, well maintained home is a must see! No HOA! This home features a large, shaded, private, fully fenced yard with a huge 15'x30' workshop in the backyard. This home also has an 18'x21' partially enclosed carport on a concrete slab in the back yard for parking or storage. The home and shop have just had brand new roofs installed! This one wont last long! Call me or your favorite realtor today to schedule a showing before it's gone! Listing agent is part owner of the property.

8. 2024-08-23
   price $139,900 825-char remark

   Show marketing remark (825 chars)

   Great starter home or investment property in the quiet, laid back, golf cart community of Hahira, Ga. ! You will love being able to get to everything that Hahira has to offer by golf cart. Close enough to Hahira Elementary and Hahira Middle for your kids to walk to school. You can even take your kids to school on the golf cart! This beautiful, well maintained home is a must see! No HOA! This home features a large, shaded, private, fully fenced yard with a huge 15'x30' workshop in the backyard. This home also has an 18'x21' partially enclosed carport on a concrete slab in the back yard for parking or storage. The home and shop have just had brand new roofs installed! This one wont last long! Call me or your favorite realtor today to schedule a showing before it's gone! Listing agent is part owner of the property.

9. 2024-08-08
   listed $149,900 Active 825-char remark

   Show marketing remark (825 chars)

   Great starter home or investment property in the quiet, laid back, golf cart community of Hahira, Ga. ! You will love being able to get to everything that Hahira has to offer by golf cart. Close enough to Hahira Elementary and Hahira Middle for your kids to walk to school. You can even take your kids to school on the golf cart! This beautiful, well maintained home is a must see! No HOA! This home features a large, shaded, private, fully fenced yard with a huge 15'x30' workshop in the backyard. This home also has an 18'x21' partially enclosed carport on a concrete slab in the back yard for parking or storage. The home and shop have just had brand new roofs installed! This one wont last long! Call me or your favorite realtor today to schedule a showing before it's gone! Listing agent is part owner of the property.

10. 2012-03-16
    soldstatus $58,500
11. 2010-08-13
    soldstatus $54,400
12. 1990-03-29
    soldstatus $17,500

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$623/yr (+$52/mo · 82.3%)

ⓘ 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 4/10 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 6/10 Major 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,273
• − Mortgage interest: −$8,402
• − Property taxes: −$757
• − Insurance: −$750
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$4,364
• Taxable income: $237
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $2,643/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: Lowndes County
• NCES district ID: 1303390
• Math proficiency: 59% ▼ -1.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $48,221
• Composite: 47.21/100
• National rank: #2317
• State rank: #8 of 174 in GA

Livability — Hahira

• Score: 67/100
• State rank: #161
• US rank: #10280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hahira, GA
• County: Lowndes County · 107,801 people
• Metro: Valdosta, GA
• Population (ZIP): 15,942
• Household income: $83,946
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 73.0

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 120,348 people
• By 2030: 123,469 · +2.6%
• By 2040: 128,482 · +6.8%
• By 2050: 131,907 · +9.6%
• By 2075: 139,080 · +15.6%
• By 2100: 133,649 · +11.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lowndes

• 2024 margin: R (+18.0) · D 40.8% · R 58.8%
• 2008→2024 swing: -8.6pp toward R · 2008: -9.4pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+12.0 2016: R+18.2 2012: R+10.5 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.44%
• Current HPI: 259.01
• Rent YoY: —
• Metro: Valdosta, 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

+757.1% since first listed

12 events — show timeline

• 2026-05-08 Pending — SGMLS
• 2026-05-07 Listed $150,000 SGMLS
• 2024-10-17 Sold (Public Records) $135,000 Public Records
• 2024-10-15 Sold (MLS) $135,000 SGMLS
• 2024-09-13 Pending — SGMLS
• 2024-09-09 Relisted — SGMLS
• 2024-08-28 Pending — SGMLS
• 2024-08-23 Price Changed $139,900 SGMLS
• 2024-08-08 Listed $149,900 SGMLS
• 2012-03-16 Sold (Public Records) $58,500 Public Records
• 2010-08-13 Sold (Public Records) $54,400 Public Records
• 1990-03-29 Sold (Public Records) $17,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $757 · +25.6% YoY. Source: county tax records.