3528 Council Rd · Blythe, GA 30805

$269,900

3 bd · 2.0 ba · 2,048 sqft · Manufactured public records · 41 Days on market

Built 2016 1.11 ac lot $132/sqft · 15% below area Est $316k · 15% under

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Why this score? — see what drove the D 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).

• ARV discount +14.1/15.0
• Appreciation +7.7/10.0
• Cash flow +7.1/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Schools +1.3/10.0
• 1% rule +0.8/10.0

Listing remarks MLS

Lovely manufactured home with FHA approved foundation. This 3bedroom Home is in great condition and has large double garage/ workshop. There is a small fenced in area for your pet but a full acre + for you family to enjoy. Inside you will find a formal dining room, form living room, open kitchen with breakfast nook and den. There is a spacious mud/laundry room. This home features a cozy front covered porch and deck out back.

Key facts

• Small fenced in area
• Open layout
• Two porches

Tags

• OPEN LAYOUT
• INDOOR-OUTDOOR LIVING
• TWO PORCHES
• SMALL FENCED IN AREA
• MASSIVE OPEN SPACED YARD
• PROFESSIONAL LEVEL LANDSCAPING

Property features AI

Finance

• Other: Lot is landscaped; Paved road access; Lot dimensions approximately 160 x 319; Lot size about 1.11 acres; Subdivision: Scotty Estates; Directions provided
• HOA & community: Association amenities: Other

Exterior

• Parking: Detached garage; 2 total parking spaces; 2 garage spaces; Garage (see remarks); Other parking features
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-family residence; One level / 1 story; Entry level: 1
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation; Built as Other construction details
• Exterior features: Covered patio/porch; Deck; Front porch; Fenced yard; Other; Has a view; Workshop and outbuilding

Interior

• Kitchen: Built-in electric oven; Range; Dishwasher; Microwave; Electric water heater
• Bedrooms: Total rooms: 9
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Forced air; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Kitchen island; Eat-in kitchen; Window coverings; Other/See remarks
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $-381 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (24.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (42.3% below list).
• Recommended offer: $156k (42.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#347 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Richmond County (urban): math 12% / reading 20% proficiency, ranked #154 of 174 in GA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Blythe Elementary School (math 27% / reading 37%, grade F, #582 of 1,228 statewide, top 50%, 292 students, 98% FRL); Hephzibah Middle School (math 12% / reading 21%, grade F, #388 of 470 statewide, top 83%, 517 students, 98% FRL); Hephzibah High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 1,072 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 39 active listings in the ZIP; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (5.3% local appreciation)).
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.
• Current owner paid $200k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,606 (42.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.58% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.04%
• DSCR: 0.73
• GRM: 14.5

CMA / ARV

• ARV (median comp): $316,409
• List price: $269,900
• Delta: -14.70%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3508 Matts Way	0.10mi	4/2.0 (+1)	2,273 (+11%)	24mo	$260,000	$114	53

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

Projected returns pro-forma

5.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.57×
• Total profit: $43,118
• Equity at exit: $158,564

10-year hold

• IRR: 10.3%
• Equity multiple: 2.97×
• Total profit: $148,725
• Equity at exit: $278,419

Cash invested: $75,572 (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 30805

• Home prices YoY: 2.6%
• Active inventory: 39
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-381

Break-even live

Break-even rent $2,038

Max offer price $202,680

Occupancy floor —

Sensitivity live

Price	-10% $-228	-5% $-304	+0% $-381	+5% $-457	+10% $-533
Rent	-10% $-503	-5% $-442	+0% $-381	+5% $-319	+10% $-258
Rate	-1.0pp $-245	-0.5pp $-312	base $-381	+0.5pp $-450	+1.0pp $-522

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $269,900 Active 41 DOM
2. 2026-06-18
   days on market $269,900 Active 38 DOM
3. 2026-06-17
   days on market $269,900 Active 37 DOM
4. 2026-06-16
   days on market $269,900 Active 36 DOM
5. 2026-06-15
   days on market $269,900 Active 35 DOM
6. 2026-06-14
   days on market $269,900 Active 33 DOM
7. 2026-06-10
   days on market $269,900 Active 30 DOM
8. 2026-06-09
   days on market $269,900 Active 29 DOM
9. 2026-06-08
   days on market $269,900 Active 28 DOM
10. 2026-06-07
    days on market $269,900 Active 27 DOM
11. 2026-06-03
    days on market $269,900 Active 23 DOM
12. 2026-06-02
    days on market $269,900 Active 22 DOM
13. 2026-06-01
    days on market $269,900 Active 21 DOM
14. 2026-05-31
    days on market $269,900 Active 20 DOM
15. 2026-05-30
    days on market $269,900 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-05-07
    listed $269,900 Active
18. 2026-05-07
    listed $269,900 Active 1084-char remark
19. 2022-06-16
    soldstatus $200,000
20. 2022-06-14
    soldstatus $200,000

    Show marketing remark (428 chars)

    Lovely manufactured home with FHA approved foundation. This 3bedroom Home is in great condition and has large double garage/ workshop. There is a small fenced in area for your pet but a full acre + for you family to enjoy. Inside you will find a formal dining room, form living room, open kitchen with breakfast nook and den. There is a spacious mud/laundry room. This home features a cozy front covered porch and deck out back.

21. 2022-06-14
    soldstatus $200,000

    Show marketing remark (428 chars)

    Lovely manufactured home with FHA approved foundation. This 3bedroom Home is in great condition and has large double garage/ workshop. There is a small fenced in area for your pet but a full acre + for you family to enjoy. Inside you will find a formal dining room, form living room, open kitchen with breakfast nook and den. There is a spacious mud/laundry room. This home features a cozy front covered porch and deck out back.

22. 2022-05-02
    listed $200,000

    Show marketing remark (428 chars)

    Lovely manufactured home with FHA approved foundation. This 3bedroom Home is in great condition and has large double garage/ workshop. There is a small fenced in area for your pet but a full acre + for you family to enjoy. Inside you will find a formal dining room, form living room, open kitchen with breakfast nook and den. There is a spacious mud/laundry room. This home features a cozy front covered porch and deck out back.

23. 2022-05-02
    listed $200,000

    Show marketing remark (428 chars)

    Lovely manufactured home with FHA approved foundation. This 3bedroom Home is in great condition and has large double garage/ workshop. There is a small fenced in area for your pet but a full acre + for you family to enjoy. Inside you will find a formal dining room, form living room, open kitchen with breakfast nook and den. There is a spacious mud/laundry room. This home features a cozy front covered porch and deck out back.

24. 2006-07-07
    soldstatus $230,000

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $2,483 · $207/mo
• Expected delta: +$1,500/yr (+$125/mo · 152.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,673
• − Mortgage interest: −$15,119
• − Property taxes: −$984
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$7,852
• Taxable loss: −$9,618
• Est. tax savings @ 24.0%: +$2,308
• After-tax cash flow: $-2,258/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: Richmond County
• NCES district ID: 1304380
• Math proficiency: 12% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $38,069
• Composite: 13.43/100
• National rank: #9524
• State rank: #154 of 174 in GA

Livability — Blythe

• Score: 61/100
• State rank: #347
• US rank: #17945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blythe, GA
• Population (ZIP): 2,722

Population outlook (Richmond County) Hauer SSP2

• Today (2025): 200,753 people
• By 2030: 200,232 · -0.3%
• By 2040: 196,813 · -2.0%
• By 2050: 190,347 · -5.2%
• By 2075: 172,496 · -14.1%
• By 2100: 146,284 · -27.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 21% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Richmond

• 2024 margin: Solid D (+36.1) · D 67.8% · R 31.7%
• 2008→2024 swing: +4.3pp toward D · 2008: 31.8pp · 2024: 36.1pp
• All cycles: 2024: D+36.1 2020: D+37.2 2016: D+32.4 2012: D+33.8 2008: D+31.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.34%
• Current HPI: 208.8362
• 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

+17.3% since first listed

9 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-07 Listed $269,900 Hive MLS
• 2026-05-07 Listed $269,900 Hive MLS
• 2022-06-16 Sold (Public Records) $200,000 Public Records
• 2022-06-14 Sold (MLS) $200,000 Hive MLS
• 2022-06-14 Sold (MLS) $200,000 Hive MLS
• 2022-05-02 Listed $200,000 Hive MLS
• 2022-05-02 Listed $200,000 Hive MLS
• 2006-07-07 Sold (Public Records) $230,000 Public Records

Property tax history

+14.1%/yr

Latest (2025): $984 · +9.0% YoY. Source: county tax records.