380 Lexington Ave Ext · Rincon, GA 31326

$199,000

4 bd · 2.0 ba · 1,178 sqft · Other · 9 Days on market

Built 1998 1.37 ac lot

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in one of Rincon's most desirable rural settings! Situated on approximately 1.37 acres, this 1998 Fleetwood manufactured home offers privacy, mature landscaping, and exceptional future potential. The property is framed by beautiful oak trees along the perimeter, creating a secluded homesite with a peaceful country feel while still being conveniently located near modern amenities. The home features a spacious layout with multiple bedrooms, an open living area, a large kitchen with abundant cabinet space, and a split-bedroom floor plan that provides added privacy. A covered front porch offers the perfect spot to relax and enjoy the surrounding countryside. Outside, the exp

Key facts

• Covered front porch
• Expansive lot
• Private well

Tags

• APPROXIMATELY 1.37 ACRES
• MATURE LANDSCAPING
• COVERED FRONT PORCH
• EXPANSIVE LOT
• EXISTING OUTBUILDING
• PRIVATE WELL

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Private well water; Septic tank; Electricity available and connected
• Home design: Manufactured home; Single-family residence; One level; Raised foundation; Entry level: One
• Construction: Vinyl siding, wood siding and frame construction; Metal roof; Pillar/post/pier foundation; Built as a manufactured house
• Exterior features: Cleared and wooded lot; Outbuilding; No fencing; Paved road access; Frontage on a state road

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Seven total rooms; No fireplace
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 8.9% vs local median 4.5% in Rincon — 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 69/100 on livability (#109 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Effingham County (rural): math 49% / reading 48% proficiency, ranked #16 of 174 in GA (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.5%/yr); 262 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).
• This rent runs 31% of the median local income ($83k/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 $6k of value loss. Plan a longer hold.
• Effingham County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $53k; list at $199k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

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: 1.08% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-8,176
• Equity at exit: $29,672

10-year hold

• IRR: 4.0%
• Equity multiple: 1.27×
• Total profit: $15,299
• Equity at exit: $17,206

Cash invested: $55,720 (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 31326

• Home prices YoY: -31.5%
• Rents YoY: 1.5%
• Active inventory: 262
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$139 /mo · $1,665/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $428

Break-even live

Break-even rent $1,602

Max offer price $199,000

Occupancy floor 75%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Susan Dr Rincon, GA	3.0	2.0	1360	$1,800	$1.32	21d	1	0.94mi
101 Smithfield Dr Rincon, GA	3.0	2.0	1200	$1,700	$1.42	43d	5	1.00mi
129 Smithfield Dr Unit A Rincon, GA	3.0	2.0	1172	$1,600	$1.37	13d	1	1.09mi
122 Smithfield Dr Unit A Rincon, GA	3.0	2.0	1298	$1,700	$1.31	43d	1	1.17mi
122 Smithfield Dr Unit B Rincon, GA	3.0	2.0	1298	$1,850	$1.43	43d	1	1.17mi
122 Smithfield Dr Rincon, GA	3.0	2.0	1298	$1,700	$1.31	13d	1	1.17mi
135 Smithfield Dr Unit B Rincon, GA	3.0	2.0	1298	$1,850	$1.43	43d	1	1.19mi
126 Smithfield Dr Rincon, GA	3.0	2.0	1298	$1,850	$1.43	43d	1	1.22mi

Listing history 8 events

1. 2026-06-18
   days on market $199,000 Active 9 DOM
2. 2026-06-17
   days on market $199,000 Active 8 DOM
3. 2026-06-16
   days on market $199,000 Active 7 DOM
4. 2026-06-15
   days on market $199,000 Active 6 DOM
5. 2026-06-14
   days on market $199,000 Active 4 DOM
6. 2026-06-13
   days on market $199,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $199,000 Active 1 DOM

ⓘ 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: $1,665 · $139/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$166/yr (+$14/mo · 9.9%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,718
• − Mortgage interest: −$11,147
• − Property taxes: −$1,665
• − Insurance: −$995
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − Depreciation: −$5,789
• Taxable income: $2,007
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $4,653/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: Effingham County
• NCES district ID: 1301980
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $60,503
• Composite: 42.56/100
• National rank: #3195
• State rank: #16 of 174 in GA

Livability — Rincon

• Score: 69/100
• State rank: #109
• US rank: #8380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Effingham County · 68,439 people
• City population: 23,940
• Metro: Savannah, GA
• Population (ZIP): 23,940
• Household income: $83,145
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 503.0

Population outlook (Effingham County) Hauer SSP2

• Today (2025): 67,399 people
• By 2030: 72,297 · +7.3%
• By 2040: 81,602 · +21.1%
• By 2050: 89,494 · +32.8%
• By 2075: 105,976 · +57.2%
• By 2100: 111,943 · +66.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 18% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Effingham

• 2024 margin: Solid R (+49.1) · D 25.2% · R 74.3%
• 2008→2024 swing: +1.6pp toward D · 2008: -50.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+49.5 2016: R+55.6 2012: R+51.2 2008: R+50.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.63%
• Current HPI: 219.0064
• Rent YoY: ▲ 1.52%
• Metro: Savannah, 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

+275.5% since first listed

2 events — show timeline

• 2026-06-09 Listed $199,000 HABR
• 2008-08-26 Sold (Public Records) $53,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,665 · +30.1% YoY. Source: county tax records.