2066 E US Hwy 82 · Tifton, GA 31794

$147,500

2 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 220 Days on market

Built 1971 0.75 ac lot $120/sqft · 28% below area Est $203k · 27% under

---

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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• 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

Looking for that property just out of the city limits . Be sure to stop and look at this jewel. To you first time home buyers , a person looking for that house they can make a few renovations and flip or the investor that wants to use as rental-- look no more!!! Set up your private showing today. This 4 Bedroom 1 Bath home with large kitchen and laundy room with fenced backyard and Barn. this home sit on 1/2 acre of land . This property is totally maintenance free with metal roof, vinyl siding and sofit.

Key facts

• Half bath
• Renovated home
• Metal roof

Tags

• RENOVATED HOME
• NEW FLOORING
• FRESH PAINT
• HALF BATH
• METAL ROOF
• VINYL SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $70 ($844/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 $122k (17.6% below list).
• Recommended offer: $122k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 139 active listings in the ZIP; 176 units permitted in Tift County in 2024 (60 in 5+ unit buildings).
• This rent runs 32% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 220 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $18k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $148k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,543 (17.6% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 0.82% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (median comp): $203,119
• List price: $147,500
• Delta: -27.38%
• Verdict: UNDERPRICED
• Comps: 11 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-19,484
• Equity at exit: $21,993

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-11,449
• Equity at exit: $12,753

Cash invested: $41,300 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$774
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $70

Break-even live

Break-even rent $1,126

Max offer price $147,500

Occupancy floor 89%

Sensitivity live

Price	-10% $154	-5% $112	+0% $70	+5% $29	+10% $-13
Rent	-10% $-26	-5% $22	+0% $70	+5% $118	+10% $166
Rate	-1.0pp $145	-0.5pp $108	base $70	+0.5pp $32	+1.0pp $-7

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-31
   days on market $147,500 Active 220 DOM
2. 2026-05-30
   days on market $147,500 Active 219 DOM
3. 2026-04-27
   price $147,500
4. 2026-03-13
   status Active
5. 2026-03-03
   status Active
6. 2026-02-12
   status Active
7. 2026-01-30
   status Active Under Contract
8. 2025-11-18
   price $149,900
9. 2025-11-07
   price $155,000
10. 2025-10-27
    price $159,900
11. 2025-09-08
    listed $165,000 Active
12. 2021-05-14
    soldstatus $95,000 511-char remark

    Show marketing remark (511 chars)

    Looking for that property just out of the city limits . Be sure to stop and look at this jewel. To you first time home buyers , a person looking for that house they can make a few renovations and flip or the investor that wants to use as rental-- look no more!!! Set up your private showing today. This 4 Bedroom 1 Bath home with large kitchen and laundy room with fenced backyard and Barn. this home sit on 1/2 acre of land . This property is totally maintenance free with metal roof, vinyl siding and sofit.

13. 2021-05-14
    soldstatus $95,000

    Show marketing remark (511 chars)

    Looking for that property just out of the city limits . Be sure to stop and look at this jewel. To you first time home buyers , a person looking for that house they can make a few renovations and flip or the investor that wants to use as rental-- look no more!!! Set up your private showing today. This 4 Bedroom 1 Bath home with large kitchen and laundy room with fenced backyard and Barn. this home sit on 1/2 acre of land . This property is totally maintenance free with metal roof, vinyl siding and sofit.

14. 2021-04-01
    listed $89,900 511-char remark

    Show marketing remark (511 chars)

    Looking for that property just out of the city limits . Be sure to stop and look at this jewel. To you first time home buyers , a person looking for that house they can make a few renovations and flip or the investor that wants to use as rental-- look no more!!! Set up your private showing today. This 4 Bedroom 1 Bath home with large kitchen and laundy room with fenced backyard and Barn. this home sit on 1/2 acre of land . This property is totally maintenance free with metal roof, vinyl siding and sofit.

ⓘ 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: $659 · $55/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$698/yr (+$58/mo · 105.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,585
• − Mortgage interest: −$8,262
• − Property taxes: −$659
• − Insurance: −$738
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$4,291
• Taxable loss: −$1,698
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $1,251/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

• 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

+64.1% since first listed

12 events — show timeline

• 2026-04-27 Price Changed $147,500 TBOR
• 2026-03-13 Relisted — TBOR
• 2026-03-03 Relisted — TBOR
• 2026-02-12 Relisted — TBOR
• 2026-01-30 Relisted — TBOR
• 2025-11-18 Price Changed $149,900 TBOR
• 2025-11-07 Price Changed $155,000 TBOR
• 2025-10-27 Price Changed $159,900 TBOR
• 2025-09-08 Listed $165,000 TBOR
• 2021-05-14 Sold (Public Records) $95,000 Public Records
• 2021-05-14 Sold (MLS) $95,000 TBOR
• 2021-04-01 Listed $89,900 TBOR

Property tax history

-0.0%/yr

Latest (2025): $659 · -8.0% YoY. Source: county tax records.