944 Lite N Tie Rd · Gray, GA 31211

$90,000

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 29 Days on market

Built 1988 3.00 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is an opportunity to restore this home to its previous beauty and maximize its full potential. Situated on a spacious 3-acre lot, this home provides a functional footprint with a split floor plan layout, a large living area, and an inground pool. The home needs TLC, but it remains entirely livable while upgrades are completed. Priced competitively, this property offers incredible value and flexibility to create a personalized living space or build a strong rental asset. The location combines private country living with convenient proximity to transportation and amenities. Major transportation corridors including Gray Highway, Interstate 75, and Interstate 16 are within a 9-mile radius. Public amenities, shopping, and dining options in downtown Macon and nearby Gray are positioned approximately 7 miles away. This property is offered As-Is.

Key facts

• 3 acre lot
• Split floor plan
• Inground pool

Tags

• 3 ACRE LOT
• SPLIT FLOOR PLAN
• INGROUND POOL
• PRIVATE COUNTRY LIVING
• PUBLIC AMENITIES
• SHOPPING AND DINING OPTIONS

Property features AI

Exterior

• Parking: 4 total parking spaces; Driveway and parking pad; Open parking available
• Utilities: Public water; Septic tank sewer (and other); Electric service 110 volts; Electricity and water available
• Home design: Double wide mobile home; One level
• Construction: Composition roof; Other construction materials; Raised block foundation (see remarks); Property listed as fixer
• Exterior features: Covered patio and rear porch; Deck; Patio; Chain link fencing; In-ground pool; Storage shed(s) / other storage structures; Road frontage on highway and county road; Paved and gravel road access

Interior

• Kitchen: Eat-in kitchen with breakfast bar; White cabinets and pantry; Dishwasher; Electric range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms on the main level; Primary bedroom on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Primary bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in bookcases; Walk-in closet(s); Insulated windows; One fireplace located in the family room; Crawl space basement
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 4.2% in Gray — 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 76/100 on livability (#26 in GA, #3,600 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Jones County (rural): math 32% / reading 34% proficiency, ranked #72 of 174 in GA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Turner Woods Elementary School (math 58% / reading 42%, grade D+, #255 of 1,228 statewide, top 21%, 615 students, 49% FRL); Gray Station Middle School (math 33% / reading 40%, grade F, #167 of 470 statewide, top 38%, 653 students, 45% FRL); Jones County High School (math 19% / reading 26%, grade F, #210 of 424 statewide, top 50%, 1,626 students, 47% FRL).
• Market conditions: 156 active listings in the ZIP; 106 units permitted in Jones County in 2024 (6 in 5+ unit buildings).
• This rent runs 34% of the median local income ($49k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jones County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,650 (1.5% 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. 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?
3. 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.
4. 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.
5. 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: 1.53% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.12%
• DSCR: 2.03
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.1%
• Equity multiple: 1.65×
• Total profit: $16,345
• Equity at exit: $13,419

10-year hold

• IRR: 24.7%
• Equity multiple: 3.15×
• Total profit: $54,080
• Equity at exit: $7,782

Cash invested: $25,200 (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 31211

• Active inventory: 156
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $485

Break-even live

Break-even rent $760

Max offer price $90,000

Occupancy floor 60%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $90,000 Active 29 DOM
2. 2026-06-18
   days on market $90,000 Active 28 DOM
3. 2026-06-17
   days on market $90,000 Active 27 DOM
4. 2026-06-16
   days on market $90,000 Active 26 DOM
5. 2026-06-15
   days on market $90,000 Active 25 DOM
6. 2026-06-14
   days on market $90,000 Active 23 DOM
7. 2026-06-13
   days on market $90,000 Active 22 DOM
8. 2026-06-10
   days on market $90,000 Active 20 DOM
9. 2026-06-09
   days on market $90,000 Active 19 DOM
10. 2026-06-08
    days on market $90,000 Active 18 DOM
11. 2026-06-07
    days on market $90,000 Active 17 DOM
12. 2026-06-02
    days on market $90,000 Active 12 DOM
13. 2026-06-01
    days on market $90,000 Active 11 DOM
14. 2026-05-31
    days on market $90,000 Active 10 DOM
15. 2026-05-30
    days on market $90,000 Active 9 DOM
16. 2026-05-21
    listed $90,000 New 857-char remark

    Show marketing remark (857 chars)

    Here is an opportunity to restore this home to its previous beauty and maximize its full potential. Situated on a spacious 3-acre lot, this home provides a functional footprint with a split floor plan layout, a large living area, and an inground pool. The home needs TLC, but it remains entirely livable while upgrades are completed. Priced competitively, this property offers incredible value and flexibility to create a personalized living space or build a strong rental asset. The location combines private country living with convenient proximity to transportation and amenities. Major transportation corridors including Gray Highway, Interstate 75, and Interstate 16 are within a 9-mile radius. Public amenities, shopping, and dining options in downtown Macon and nearby Gray are positioned approximately 7 miles away. This property is offered As-Is.

17. 2026-05-21
    listed $90,000 Active

    Show marketing remark (857 chars)

    Here is an opportunity to restore this home to its previous beauty and maximize its full potential. Situated on a spacious 3-acre lot, this home provides a functional footprint with a split floor plan layout, a large living area, and an inground pool. The home needs TLC, but it remains entirely livable while upgrades are completed. Priced competitively, this property offers incredible value and flexibility to create a personalized living space or build a strong rental asset. The location combines private country living with convenient proximity to transportation and amenities. Major transportation corridors including Gray Highway, Interstate 75, and Interstate 16 are within a 9-mile radius. Public amenities, shopping, and dining options in downtown Macon and nearby Gray are positioned approximately 7 miles away. This property is offered As-Is.

18. 2021-08-17
    soldstatus $150,000
19. 2021-08-16
    soldstatus $150,000 213-char remark

    Show marketing remark (213 chars)

    Want a pool??? Check out this spacious manufactured home on 3 acres with an awesome inground pool! This home features hardwood floors, huge living area, and split floor plan. Country living but convenient to town.

20. 2021-07-24
    listed $144,900 213-char remark

    Show marketing remark (213 chars)

    Want a pool??? Check out this spacious manufactured home on 3 acres with an awesome inground pool! This home features hardwood floors, huge living area, and split floor plan. Country living but convenient to town.

21. 2017-09-07
    soldstatus $90,000
22. 2016-07-12
    soldstatus $76,742
23. 2007-05-11
    soldstatus $96,000
24. 2007-05-09
    soldstatus $108,000
25. 2000-03-24
    soldstatus $82,000

ⓘ 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: $1,094 · $91/mo
• Projected year-2 tax: $1,094 · $91/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $16,498
• − Mortgage interest: −$5,041
• − Property taxes: −$1,094
• − Insurance: −$450
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$2,618
• Taxable income: $4,655
• Est. tax owed @ 24.0%: −$1,117
• After-tax cash flow: $4,709/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: Jones County
• NCES district ID: 1303150
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $51,630
• Composite: 28.84/100
• National rank: #6649
• State rank: #72 of 174 in GA

Livability — Gray

• Score: 76/100
• State rank: #26
• US rank: #3600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bibb County · 164,332 people
• Metro: Macon-Bibb County, GA
• Population (ZIP): 15,868
• Household income: $49,202
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1075.0

Population outlook (Jones County) Hauer SSP2

• Today (2025): 28,682 people
• By 2030: 28,394 · -1.0%
• By 2040: 27,246 · -5.0%
• By 2050: 25,575 · -10.8%
• By 2075: 21,857 · -23.8%
• By 2100: 17,453 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (59%)
• Race & ethnicity: Black 59% White 34% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Vietnam, Jamaica
• Languages at home: 96% English-only · Spanish 1%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+38.0) · D 30.8% · R 68.8%
• 2008→2024 swing: -12.2pp toward R · 2008: -25.8pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+33.9 2016: R+34.7 2012: R+28.7 2008: R+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.58%
• Current HPI: 174.0861
• Rent YoY: —
• Metro: Macon-Bibb County, 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

+9.8% since first listed

10 events — show timeline

• 2026-05-21 Listed $90,000 FMLS
• 2026-05-21 Listed $90,000 GAMLS
• 2021-08-17 Sold (Public Records) $150,000 Public Records
• 2021-08-16 Sold (MLS) $150,000 MGMLS
• 2021-07-24 Listed $144,900 MGMLS
• 2017-09-07 Sold (Public Records) $90,000 Public Records
• 2016-07-12 Sold (Public Records) $76,742 Public Records
• 2007-05-11 Sold (Public Records) $96,000 Public Records
• 2007-05-09 Sold (Public Records) $108,000 Public Records
• 2000-03-24 Sold (Public Records) $82,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,094 · -31.9% YoY. Source: county tax records.