100 Gregory Dr · Gumlog, GA 30557

$135,000

4 bd · 2.0 ba · 1,150 sqft · Manufactured public records · 2 Days on market

Built 1991 3.24 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the possibilities with this 4-bedroom, 2-bath home situated on over 3 acres near beautiful Lake Hartwell! Offering plenty of space both inside and out, this property provides a great opportunity for those looking to add their own personal touches. Enjoy the privacy and room to roam while still being close to lake access and outdoor recreation. Whether you're searching for a primary residence, weekend getaway, or investment opportunity, this property offers endless potential in a great location.

Key facts

• 3.24 acre lot
• Parking
• Built 1991

Property features AI

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water available; Septic tank sewer; Electric service available; Cable available; Natural gas available; Phone available; Underground utilities
• Home design: Single-wide mobile home; One level; Resale property
• Construction: Vinyl siding; Metal roof
• Exterior features: Other exterior features; Paved city street frontage; Directions: From Brookhaven Cir/GA-336, turn right onto Brookhaven Cir (GA-336), right onto Grace Ter, left onto Gregory Dr; home on right (use GPS for best route)

Interior

• Kitchen: Kitchen with other/unspecified features; Appliances included: other/unspecified
• Bedrooms: Four main-level bedrooms; Other bedroom features
• Flooring: Other/unspecified flooring
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom with other/unspecified features
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the living room; No shared/common walls; Other interior features
• Laundry & utility: Laundry features: other/unspecified

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 10.9% vs local median 2.7% in Gumlog — 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 66/100 on livability (#185 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.
• Stephens County (rural): math 34% / reading 34% proficiency, ranked #74 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stephens County Middle School (math 29% / reading 31%, grade F, #243 of 470 statewide, top 53%, 860 students, 75% FRL); Stephens County High School (math 18% / reading 34%, grade F, #175 of 424 statewide, top 42%, 1,142 students, 46% FRL).
• Market conditions: 125 active listings in the ZIP; 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Stephens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: moderate 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 $135,000

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. 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?
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: 1.24% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.59%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.6%
• Equity multiple: 3.82×
• Total profit: $106,751
• Equity at exit: $121,619

10-year hold

• IRR: 31.5%
• Equity multiple: 8.62×
• Total profit: $288,072
• Equity at exit: $262,275

Cash invested: $37,800 (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 30557

• Home prices YoY: 5.6%
• Active inventory: 125
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $523

Break-even live

Break-even rent $1,008

Max offer price $135,000

Occupancy floor 64%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $135,000 Active 2 DOM
2. 2026-06-17
   remarks 508-char remark

   Show marketing remark (508 chars)

   Discover the possibilities with this 4-bedroom, 2-bath home situated on over 3 acres near beautiful Lake Hartwell! Offering plenty of space both inside and out, this property provides a great opportunity for those looking to add their own personal touches. Enjoy the privacy and room to roam while still being close to lake access and outdoor recreation. Whether you're searching for a primary residence, weekend getaway, or investment opportunity, this property offers endless potential in a great location.

3. 2026-06-17
   listed $135,000 Active 1 DOM

   Show marketing remark (508 chars)

   Discover the possibilities with this 4-bedroom, 2-bath home situated on over 3 acres near beautiful Lake Hartwell! Offering plenty of space both inside and out, this property provides a great opportunity for those looking to add their own personal touches. Enjoy the privacy and room to roam while still being close to lake access and outdoor recreation. Whether you're searching for a primary residence, weekend getaway, or investment opportunity, this property offers endless potential in a great location.

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$861/yr (+$72/mo · 225.6%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $20,029
• − Mortgage interest: −$7,562
• − Property taxes: −$381
• − Insurance: −$675
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$3,927
• Taxable income: $4,279
• Est. tax owed @ 24.0%: −$1,027
• After-tax cash flow: $5,244/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: Stephens County
• NCES district ID: 1304560
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $38,416
• Composite: 28.42/100
• National rank: #6759
• State rank: #74 of 174 in GA

Livability — Gumlog

• Score: 66/100
• State rank: #185
• US rank: #11633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,905

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 23,797 people
• By 2030: 22,785 · -4.3%
• By 2040: 20,653 · -13.2%
• By 2050: 18,745 · -21.2%
• By 2075: 14,780 · -37.9%
• By 2100: 11,079 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 8% Two or more races 4%
• Common ancestry: Italian 5% Serbian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+62.8) · D 18.4% · R 81.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -47.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.7 2016: R+59.9 2012: R+53.7 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.48%
• Current HPI: 350.6536
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-17 Listed $135,000 GAMLS
• 2026-06-17 Listed $135,000 FMLS

Property tax history

-1.0%/yr

Latest (2020): $381 · -0.4% YoY. Source: county tax records.