117 SW Pine Cirlce Cir · Cairo, GA 39828

$142,000

3 bd · 1.0 ba · 1,470 sqft · SingleFamily public records · 172 Days on market

Built 1945 0.43 ac lot $97/sqft · 21% below area Est $180k · 21% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A turnkey 4-bedroom, 1-bath home with nearly 1,500 sq ft of living space, ideal for both investors and first-time buyers! This fully remodeled property features a newer roof (approximately 3 years old) and is currently tenant-occupied, generating $700/month in rental income. With rents currently below market value, there's strong potential for increased cash flow under new ownership. The interior has been tastefully updated and well-maintained, offering a move-in ready option for owner-occupants or a seamless addition to an investment portfolio. Don't miss this opportunity to own a solid, income-producing property in the heart of Cairo!

Key facts

• Fully remodeled
• Newer roof
• Income producing

Tags

• NEWER ROOF
• FULLY REMODELED
• MOVE IN READY
• INCOME PRODUCING

🏷️ Possibly a rental listed for sale. The $142,000 price doesn't fit this home's estimated sale value (~$179,584) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $132k (7.2% below list).
• Recommended offer: $125k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.0% in Cairo — 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 65/100 on livability (#240 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Grady County (town): math 27% / reading 27% proficiency, ranked #116 of 174 in GA (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Southside Elementary School (math 41% / reading 24%, grade F, #575 of 1,228 statewide, top 47%, 564 students, 100% FRL); Washington Middle School (math 15% / reading 28%, grade F, #339 of 470 statewide, top 72%, 686 students, 100% FRL); Cairo High School (math 9% / reading 12%, grade F, #348 of 424 statewide, top 83%, 1,274 students, 100% FRL, charter) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 68 active listings in the ZIP; 55 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $982 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Grady County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $142k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $124,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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 1945 — 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. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (median comp): $179,584
• List price: $142,000
• Delta: -20.93%
• 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
720 1st St St SW	0.17mi	3/1.0	1,536 (+4%)	6mo	$62,500	$41	79
1012 SE 3rd St	0.36mi	3/2.0	1,486 (+1%)	15mo	$148,000	$100	65
516 SE 2nd St	0.47mi	3/2.0	1,430 (-3%)	9mo	$185,500	$130	62
55 15th Ave Ave SE	0.52mi	3/2.0	1,446 (-2%)	9mo	$80,000	$55	61
536 SW 7th St	0.51mi	3/1.5	1,425 (-3%)	12mo	$115,000	$81	59
265 Muggridge Ln Ln SE	0.30mi	3/2.0	1,400 (-5%)	20mo	$180,000	$129	57
1355 SE Brookwood Dr	0.56mi	3/2.0	1,512 (+3%)	11mo	$245,500	$162	56
645 SW 7th St	0.44mi	3/2.0	1,508 (+3%)	18mo	$78,000	$52	56
425 S Broad St	0.49mi	2/1.0 (-1)	1,382 (-6%)	8mo	$80,000	$58	55
290 SE Muggridge Ln	0.35mi	3/2.0	1,310 (-11%)	18mo	$190,000	$145	46
224 SW 4th Ave	0.59mi	3/1.0	1,372 (-7%)	20mo	$170,000	$124	44
339 SE 7th Ave	0.50mi	4/2.0 (+1)	1,392 (-5%)	19mo	$160,000	$115	43

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-14,850
• Equity at exit: $21,173

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,486
• Equity at exit: $12,278

Cash invested: $39,760 (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 39828

• Home prices YoY: -27.1%
• Active inventory: 68
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$745
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $128

Break-even live

Break-even rent $1,155

Max offer price $142,000

Occupancy floor 85%

Sensitivity live

Price	-10% $209	-5% $169	+0% $128	+5% $88	+10% $48
Rent	-10% $24	-5% $76	+0% $128	+5% $181	+10% $233
Rate	-1.0pp $200	-0.5pp $165	base $128	+0.5pp $92	+1.0pp $54

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-01
   days on market $142,000 Active 172 DOM
2. 2026-05-31
   days on market $142,000 Active 171 DOM
3. 2026-05-31
   days on market $142,000 Active 170 DOM
4. 2026-03-16
   price $142,000 644-char remark

   Show marketing remark (644 chars)

   A turnkey 4-bedroom, 1-bath home with nearly 1,500 sq ft of living space, ideal for both investors and first-time buyers! This fully remodeled property features a newer roof (approximately 3 years old) and is currently tenant-occupied, generating $700/month in rental income. With rents currently below market value, there's strong potential for increased cash flow under new ownership. The interior has been tastefully updated and well-maintained, offering a move-in ready option for owner-occupants or a seamless addition to an investment portfolio. Don't miss this opportunity to own a solid, income-producing property in the heart of Cairo!

5. 2025-12-11
   listed $160,900 Active 644-char remark

   Show marketing remark (644 chars)

   A turnkey 4-bedroom, 1-bath home with nearly 1,500 sq ft of living space, ideal for both investors and first-time buyers! This fully remodeled property features a newer roof (approximately 3 years old) and is currently tenant-occupied, generating $700/month in rental income. With rents currently below market value, there's strong potential for increased cash flow under new ownership. The interior has been tastefully updated and well-maintained, offering a move-in ready option for owner-occupants or a seamless addition to an investment portfolio. Don't miss this opportunity to own a solid, income-producing property in the heart of Cairo!

6. 2025-10-23
   price $164,000
7. 2025-09-10
   price $165,000
8. 2025-08-04
   price $183,000
9. 2025-05-03
   listed $185,000 Active
10. 2020-01-17
    soldstatus $49,000
11. 2001-10-25
    soldstatus $24,000

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,306 · $109/mo
• Expected delta: +$2/yr ($0/mo · 0.2%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,812
• − Mortgage interest: −$7,954
• − Property taxes: −$1,304
• − Insurance: −$710
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$4,131
• Taxable loss: −$817
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $1,738/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: Grady County
• NCES district ID: 1302460
• Math proficiency: 27% ▬ 0.00%
• Reading proficiency: 27% ▼ -1.00%
• Median HH income: $34,558
• Composite: 22.25/100
• National rank: #8146
• State rank: #116 of 174 in GA

Livability — Cairo

• Score: 65/100
• State rank: #240
• US rank: #13597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cairo, GA
• Population (ZIP): 15,571

Population outlook (Grady County) Hauer SSP2

• Today (2025): 24,897 people
• By 2030: 24,634 · -1.1%
• By 2040: 23,693 · -4.8%
• By 2050: 22,401 · -10.0%
• By 2075: 18,973 · -23.8%
• By 2100: 14,665 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 43% Black 39% Hispanic / Latino 17% Two or more races 5%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Iranian 1% Serbian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 16%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+38.2) · D 30.7% · R 68.9%
• 2008→2024 swing: -14.3pp toward R · 2008: -23.9pp · 2024: -38.2pp
• All cycles: 2024: R+38.2 2020: R+31.9 2016: R+33.1 2012: R+26.6 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.33%
• Current HPI: 173.3326
• 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

+491.7% since first listed

8 events — show timeline

• 2026-03-16 Price Changed $142,000 TABRMLS
• 2025-12-11 Listed $160,900 TABRMLS
• 2025-10-23 Price Changed $164,000 TABRMLS
• 2025-09-10 Price Changed $165,000 TABRMLS
• 2025-08-04 Price Changed $183,000 TABRMLS
• 2025-05-03 Listed $185,000 TABRMLS
• 2020-01-17 Sold (Public Records) $49,000 Public Records
• 2001-10-25 Sold (Public Records) $24,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,304 · +3.3% YoY. Source: county tax records.