423 Emanuel Church Rd · Brunswick, GA 31523

$259,900

4 bd · 2.0 ba · 1,800 sqft · Manufactured · 122 Days on market

Manufactured home Built 2026 Excellent condition 1.17 ac lot

---

Why this score? — see what drove the F 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 +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Cash flow +2.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Manufactured-home adj. -2.2

Listing remarks MLS

Discover the best of modern country living with this newly installed 4-bedroom, 2-bath Clayton mobile home situated on a spacious 1.168 acre lot (Lot 1). Offering 1,800 square feet of stylish, functional living space, this brand-new home is the perfect blend of comfort, convenience, and room to grow. Only 25 Min. to St. Simons Island, Jekyll Island, & FLETC. Step through the front door into a bright, open concept living area that flows seamlessly into the kitchen and dining spaces. The kitchen is fully equipped with brand-new stainless-steel appliances, ample cabinetry, and a dedicated laundry area located just off the prep zone. A nearby dining area offers the ideal space for everyday meals or casual entertaining. The primary suite features a large walk-in closet and a private en-suite bath with dual sinks and a tub/shower combo. Three additional bedrooms and a second full bath provide plenty of space for family, guests, or a home office setup. Peace of mind comes standard with a new deep well and modern septic system for reliable utilities. Plus, this home qualifies for a variety of financing options including FHA, VA, and USDA 100% financing for eligible buyers! Whether you're a first-time buyer, or someone looking to enjoy a quiet, rural lifestyle with modern amenities - this is the home you've been waiting for. Estimated completion date in mid-July. 425 Emanuel Church Rd. is also available.

Key facts

• Spacious lot
• Large walk-in closet
• 1.17 acre lot

Tags

• SPACIOUS LOT
• OPEN CONCEPT LIVING AREA
• FULLY EQUIPPED KITCHEN
• DEDICATED LAUNDRY AREA
• LARGE WALK-IN CLOSET
• PRIVATE EN-SUITE BATH

🏗️ New construction. The $259,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $365,328.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $260k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (33.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (41.7% below list).
• Recommended offer: $152k (41.7% below list) — sets the bar for 1% rule.
• Cap rate 1.9% vs local median 3.4% in Brunswick — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 59/100 on livability (#401 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D, amenities F, commute F.
• Glynn County (other): math 37% / reading 42% proficiency, ranked #47 of 174 in GA (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Satilla Marsh Elementary School (math 58% / reading 49%, grade C, #212 of 1,228 statewide, top 17%, 758 students, 44% FRL); Risley Middle School (math 29% / reading 44%, grade F, #167 of 470 statewide, top 38%, 635 students, 61% FRL); Glynn Academy (math 45% / reading 42%, grade F, #50 of 424 statewide, top 12%, 1,823 students, 41% FRL).
• Market conditions: 314 active listings in the ZIP; solid renter incomes; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Glynn County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 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: 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 $151,560 (41.7% 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 122 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.41% ✗
• Cap rate: 1.93%
• Cash-on-cash: -15.57%
• DSCR: 0.31
• GRM: 20.1

CMA / ARV

• ARV (median comp): $365,328
• List price: $259,900
• Delta: -28.86%
• 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
165 Silver Bluff Cir	0.25mi	4/2.0	1,834 (+2%)	2mo	$425,000	$232	84
127 Silver Bluff Dr	0.38mi	4/2.5	1,894 (+5%)	3mo	$415,000	$219	69
115 Silver Bluff Dr	0.33mi	4/2.0	1,998 (+11%)	4mo	$449,500	$225	63
121 Haven Ct	0.86mi	3/2.0 (-1)	1,788 (-1%)	1mo	$313,500	$175	58
117 Rachel Way	0.25mi	4/2.5	2,200 (+22%)	5mo	$449,900	$205	58
255 Ratcliffe Rd	0.35mi	3/2.5 (-1)	1,605 (-11%)	1mo	$270,000	$168	57
108 Haven Ct	0.83mi	3/2.0 (-1)	1,811 (+1%)	4mo	$316,900	$175	56
117 Haven Ct	0.85mi	3/2.0 (-1)	1,847 (+3%)	1mo	$323,225	$175	55
124 Avondale Rd	0.49mi	3/2.0 (-1)	1,517 (-16%)	3mo	$297,500	$196	44
1031 Timber Landing Rd	1.08mi	4/2.0	2,048 (+14%)	1mo	$250,000	$122	41
161 Camden Dr	1.41mi	3/2.0 (-1)	1,419 (-21%)	2mo	$252,750	$178	33
103 Michigan Way	1.45mi	3/2.5 (-1)	2,138 (+19%)	4mo	$450,000	$210	29

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: -46.4%
• Equity multiple: -0.40×
• Total profit: $-143,717
• Equity at exit: $54,472

10-year hold

• IRR: -87.0%
• Equity multiple: -1.29×
• Total profit: $-233,914
• Equity at exit: $31,587

Cash invested: $102,292 (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 31523

• Active inventory: 314
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $1,516 medium
• Mortgage (P&I): −$1,916
• Tax est. 1.5%: −$457 /mo · $5,480/yr
• Insurance: −$152
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-1,327

Break-even live

Break-even rent $3,196

Max offer price $173,255

Occupancy floor —

Sensitivity live

Price	-10% $-1,075	-5% $-1,201	+0% $-1,327	+5% $-1,454	+10% $-1,580
Rent	-10% $-1,447	-5% $-1,387	+0% $-1,327	+5% $-1,268	+10% $-1,208
Rate	-1.0pp $-1,143	-0.5pp $-1,234	base $-1,327	+0.5pp $-1,422	+1.0pp $-1,518

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: $91,332
• Closing costs: $10,960
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Located on approximately 1.168-acre lot
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Private water sourceSeptic tankElectricity available on property
• Home design: New constructionResidential manufactured home (manufactured house)Single-family residenceOne story
• Construction: Built in 2026
• Exterior features: Composition roofVinyl sidingLot includes other features

Interior

• Kitchen: Refrigerator included
• Bedrooms: Four bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: One-level layoutBuilder-provided living areaOther interior features
• Laundry & utility: Laundry features listed as other

Listing history 50 events

1. 2026-09-24
   days on market $259,900 Active 122 DOM
2. 2026-09-22
   days on market $259,900 Active 121 DOM
3. 2026-09-21
   days on market $259,900 Active 120 DOM
4. 2026-09-20
   days on market $259,900 Active 119 DOM
5. 2026-09-19
   days on market $259,900 Active 118 DOM
6. 2026-09-18
   days on market $259,900 Active 117 DOM
7. 2026-09-17
   days on market $259,900 Active 116 DOM
8. 2026-09-16
   days on market $259,900 Active 115 DOM
9. 2026-09-15
   days on market $259,900 Active 114 DOM
10. 2026-09-14
    days on market $259,900 Active 113 DOM
11. 2026-09-13
    days on market $259,900 Active 112 DOM
12. 2026-09-12
    days on market $259,900 Active 111 DOM
13. 2026-09-11
    days on market $259,900 Active 110 DOM
14. 2026-09-05
    days on market $259,900 Active 104 DOM
15. 2026-09-04
    days on market $259,900 Active 103 DOM
16. 2026-09-03
    days on market $259,900 Active 102 DOM
17. 2026-09-02
    days on market $259,900 Active 101 DOM
18. 2026-08-30
    days on market $259,900 Active 98 DOM
19. 2026-08-29
    statusdays on market $259,900 Active 97 DOM
20. 2026-08-28
    days on market $259,900 Price Change 96 DOM
21. 2026-08-27
    days on market $259,900 Price Change 95 DOM
22. 2026-08-26
    pricestatusdays on market $259,900 Price Change 94 DOM
23. 2026-08-25
    days on market $284,900 Active 93 DOM
24. 2026-08-24
    days on market $284,900 Active 92 DOM
25. 2026-08-23
    days on market $284,900 Active 91 DOM
26. 2026-08-22
    days on market $284,900 Active 90 DOM
27. 2026-08-21
    days on market $284,900 Active 89 DOM
28. 2026-08-20
    days on market $284,900 Active 88 DOM
29. 2026-08-19
    days on market $284,900 Active 87 DOM
30. 2026-08-18
    days on market $284,900 Active 86 DOM
31. 2026-08-17
    days on market $284,900 Active 85 DOM
32. 2026-08-16
    days on market $284,900 Active 84 DOM
33. 2026-08-15
    days on market $284,900 Active 83 DOM
34. 2026-08-14
    days on market $284,900 Active 82 DOM
35. 2026-08-13
    days on market $284,900 Active 81 DOM
36. 2026-08-12
    days on market $284,900 Active 80 DOM
37. 2026-08-11
    days on market $284,900 Active 79 DOM
38. 2026-08-10
    days on market $284,900 Active 78 DOM
39. 2026-08-09
    days on market $284,900 Active 77 DOM
40. 2026-08-08
    days on market $284,900 Active 76 DOM
41. 2026-08-07
    days on market $284,900 Active 75 DOM
42. 2026-08-06
    days on market $284,900 Active 74 DOM
43. 2026-08-05
    days on market $284,900 Active 73 DOM
44. 2026-08-04
    days on market $284,900 Active 72 DOM
45. 2026-08-03
    days on market $284,900 Active 71 DOM
46. 2026-07-31
    days on market $284,900 Active 68 DOM
47. 2026-07-30
    days on market $284,900 Active 67 DOM
48. 2026-07-29
    days on market $284,900 Active 66 DOM
49. 2026-07-27
    days on market $284,900 Active 64 DOM
50. 2026-07-25
    days on market $284,900 Active 62 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,187
• − Mortgage interest: −$20,464
• − Property taxes: −$5,480
• − Insurance: −$1,827
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$10,628
• Taxable loss: −$23,121
• Est. tax savings @ 24.0%: +$5,549
• After-tax cash flow: $-10,379/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.

Condition & rehab AI · 30 photos

Excellent 100/100 None rehab

This newly installed Clayton Boone mobile home is move-in ready with modern finishes and ample space, ideal for both resale and rental.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Furniture — Ready for immediate move-in ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Satilla Marsh Elementary School C GA #212/1,228 Nat'l #10,846/41,679 Middle Risley Middle School F GA #167/470 Nat'l #7,065/14,009 High Glynn Academy F GA #50/424 Nat'l #7,376/17,239

Schools (NCES district)

• District: Glynn County
• NCES district ID: 1302400
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $47,554
• Composite: 33.83/100
• National rank: #5359
• State rank: #47 of 174 in GA

D Composite livability gradescore 59/100

Livability — Brunswick

• Score: 59/100
• State rank: #401
• US rank: #19832

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Glynn · 91,404 people
• City population: 51,239
• Metro: Brunswick-St. Simons, GA
• Population (ZIP): 14,921
• Household income: $90,148
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 3% of renters

---

Population outlook (Glynn County) Hauer SSP2

• Today (2025): 91,404 people
• By 2030: 94,806 · +3.7%
• By 2040: 100,060 · +9.5%
• By 2050: 103,258 · +13.0%
• By 2075: 107,970 · +18.1%
• By 2100: 103,363 · +13.1%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 17% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 5% Serbian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% Vietnamese 2%

---

Political lean MEDSL · Glynn

• 2024 margin: Strong R (+26.0) · D 36.8% · R 62.8%
• 2008→2024 swing: -2.6pp toward R · 2008: -23.4pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+23.2 2016: R+28.6 2012: R+27.0 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.30%
• Current HPI: 174.4323
• 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

Property features AI

Finance

• Other: Located on approximately 1.168-acre lot
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Private water sourceSeptic tankElectricity available on property
• Home design: New constructionResidential manufactured home (manufactured house)Single-family residenceOne story
• Construction: Built in 2026
• Exterior features: Composition roofVinyl sidingLot includes other features

Interior

• Kitchen: Refrigerator included
• Bedrooms: Four bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: One-level layoutBuilder-provided living areaOther interior features
• Laundry & utility: Laundry features listed as other

Price history

+5.6% since first listed

6 events — show timeline

• 2026-06-05 Price Changed $284,900 GAMLS
• 2026-06-05 Price Changed $284,900 GIAR
• 2026-06-01 Price Changed $287,500 GAMLS
• 2026-06-01 Price Changed $287,500 GIAR
• 2026-05-24 Listed $269,900 GAMLS
• 2026-05-23 Listed $269,900 GIAR