926 Linda Ln · Manchester, GA 31816

$189,900

3 bd · 2.0 ba · 1,425 sqft · SingleFamily public records · 14 Days on market

Built 1973 0.28 ac lot Est $162k · 17% over

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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).

• Cash flow +10.5/30.0
• Appreciation +10.0/10.0
• DSCR +3.0/10.0
• Livability +2.8/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome home to this recently renovated four-sided brick ranch. Bright and spacious living spaces with smooth ceilings, all upgraded lighting throughout and custom window shade style blinds for all the windows. This home also features an amazing kitchen with all new cabinets, solid surface countertops, new appliances and upgraded lighting. All new flooring throughout, ceiling fans are new, upgraded and remote control throughout. Spacious mud room style laundry leading off the kitchen with its own exterior entrance that is perfect for unloading groceries. It also offers 3 spacious bedrooms and 2 full bathrooms with 2" wood style blinds. Just off the family room is a fully enclosed Sunroom, ceiling fan, functional windows, screened storm door and a storage closet. Perfect for morning coffee or evening relaxation. This space overlooks into the fenced in back yard with a beautiful inground pool. Just imagine, your next adventure could be in your own backyard. A place where friends & family come together, discover happiness while making amazing memories. No HOA restrictions, schedule a showing today because this one is calling your name.

Key facts

• 0.28 acre lot
• 2 parking spots
• Pool

Property features AI

Exterior

• Parking: Two total parking spaces; Two carport spaces; Carport and covered parking; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; 110 volt electric; Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: One-level home; Brick 4 sides construction; Shingle roof; Block and brick/mortar foundation; Resale property
• Construction: Built with brick on all sides; Shingle roof; Block and brick/mortar foundation
• Exterior features: Private yard; Lighting; Storage and outbuilding; Covered, enclosed and screened porch areas; Front porch; Rear porch; Patio; Glass-enclosed area; Fenced pool (in-ground)

Interior

• Kitchen: White cabinets; Eat-in kitchen; Pantry; Solid surface counters; View to family room; Dishwasher; Electric range; Self-cleaning oven; Microwave; Refrigerator
• Bedrooms: Master on main; Three main-level bedrooms
• Flooring: Hardwood; Laminate
• Bathrooms: Two full bathrooms; Master bath with double vanity and tub/shower combo; Two main-level bathrooms
• Heating & cooling: Central air; Natural gas heating
• Interior features: Double vanity; Insulated windows with wood frames; Window treatments; No common walls
• Laundry & utility: Main-level laundry room; Laundry room / mud room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (23.6% below list).
• Recommended offer: $145k (23.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#525 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Meriwether County (rural): math 18% / reading 22% proficiency, ranked #144 of 174 in GA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mountain View Elementary School (math 28% / reading 22%, grade F, #745 of 1,228 statewide, top 61%, 756 students, 99% FRL); Manchester Middle School (math 20% / reading 26%, grade F, #321 of 470 statewide, top 69%, 313 students, 96% FRL); Manchester High School (math 24% / reading 37%, grade F, #128 of 424 statewide, top 30%, 403 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 180 units permitted in Meriwether County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Meriwether County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 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.
• Current owner paid $44k; list at $190k implies a 332% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $145,000 (23.6% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.76% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $162,450
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
933 Linda Ln	0.08mi	3/2.0	1,492 (+5%)	17mo	$199,900	$134	74
904 Linda Ln	0.18mi	3/2.0	1,325 (-7%)	7mo	$177,000	$134	74
746 Sharon Dr	0.08mi	3/2.0	1,554 (+9%)	17mo	$150,000	$97	67
794 Karen Dr	0.21mi	4/2.0 (+1)	1,530 (+7%)	9mo	$200,000	$131	66
602 Parkman Dr	0.45mi	3/1.5	1,352 (-5%)	9mo	$140,000	$104	61
603 Parkman Dr	0.49mi	3/1.5	1,352 (-5%)	9mo	$140,000	$104	59
819 Nebula Rd	0.39mi	3/1.0	1,316 (-8%)	9mo	$150,000	$114	58
504 Parkman Dr	0.43mi	2/2.0 (-1)	1,444 (+1%)	18mo	$165,000	$114	57
607 Farris Blvd	0.55mi	2/2.0 (-1)	1,260 (-12%)	14mo	$140,000	$111	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 22.7%
• Equity multiple: 2.83×
• Total profit: $97,153
• Equity at exit: $171,077

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $290,975
• Equity at exit: $368,934

Cash invested: $53,172 (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 31816

• Home prices YoY: 8.7%
• Active inventory: 47
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$169 /mo · $2,024/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-98

Break-even live

Break-even rent $1,574

Max offer price $172,561

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-44	+0% $-98	+5% $-152	+10% $-206
Rent	-10% $-213	-5% $-155	+0% $-98	+5% $-41	+10% $16
Rate	-1.0pp $-3	-0.5pp $-50	base $-98	+0.5pp $-147	+1.0pp $-197

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Walker Ave Manchester, GA	4.0	2.5	1600	$1,450	$0.91	21d	1	0.88mi

Listing history 11 events

1. 2026-06-21
   days on market $189,900 Active 14 DOM
2. 2026-06-19
   days on market $189,900 Active 12 DOM
3. 2026-06-18
   days on market $189,900 Active 11 DOM
4. 2026-06-17
   days on market $189,900 Active 10 DOM
5. 2026-06-16
   days on market $189,900 Active 9 DOM
6. 2026-06-15
   days on market $189,900 Active 8 DOM
7. 2026-06-14
   days on market $189,900 Active 6 DOM
8. 2026-06-12
   days on market $189,900 Active 5 DOM
9. 2026-06-09
   days on market $189,900 Active 2 DOM
10. 2026-06-08
    remarks 694-char remark

    Show marketing remark (1166 chars)

    Welcome home to this recently renovated four-sided brick ranch. Bright and spacious living spaces with smooth ceilings, all upgraded lighting throughout and custom window shade style blinds for all the windows. This home also features an amazing kitchen with all new cabinets, solid surface countertops, new appliances and upgraded lighting. All new flooring throughout, ceiling fans are new, upgraded and remote control throughout. Spacious mud room style laundry leading off the kitchen with its own exterior entrance that is perfect for unloading groceries. It also offers 3 spacious bedrooms and 2 full bathrooms with 2" wood style blinds. Just off the family room is a fully enclosed Sunroom, ceiling fan, functional windows, screened storm door and a storage closet. Perfect for morning coffee or evening relaxation. This space overlooks into the fenced in back yard with a beautiful inground pool. Just imagine, your next adventure could be in your own backyard. A place where friends & family come together, discover happiness while making amazing memories. No HOA restrictions, schedule a showing today because this one is calling your name.

11. 2026-06-08
    listed $189,900 Active 1 DOM

    Show marketing remark (1166 chars)

    Welcome home to this recently renovated four-sided brick ranch. Bright and spacious living spaces with smooth ceilings, all upgraded lighting throughout and custom window shade style blinds for all the windows. This home also features an amazing kitchen with all new cabinets, solid surface countertops, new appliances and upgraded lighting. All new flooring throughout, ceiling fans are new, upgraded and remote control throughout. Spacious mud room style laundry leading off the kitchen with its own exterior entrance that is perfect for unloading groceries. It also offers 3 spacious bedrooms and 2 full bathrooms with 2" wood style blinds. Just off the family room is a fully enclosed Sunroom, ceiling fan, functional windows, screened storm door and a storage closet. Perfect for morning coffee or evening relaxation. This space overlooks into the fenced in back yard with a beautiful inground pool. Just imagine, your next adventure could be in your own backyard. A place where friends & family come together, discover happiness while making amazing memories. No HOA restrictions, schedule a showing today because this one is calling your name.

ⓘ 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: $2,024 · $169/mo
• Projected year-2 tax: $2,024 · $169/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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$10,637
• − Property taxes: −$2,024
• − Insurance: −$950
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$5,524
• Taxable loss: −$4,519
• Est. tax savings @ 24.0%: +$1,085
• After-tax cash flow: $-93/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: Meriwether County
• NCES district ID: 1303630
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $36,287
• Composite: 16.59/100
• National rank: #9175
• State rank: #144 of 174 in GA

Livability — Manchester

• Score: 55/100
• State rank: #525
• US rank: #23555

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manchester, GA
• Population (ZIP): 4,872

Population outlook (Meriwether County) Hauer SSP2

• Today (2025): 19,554 people
• By 2030: 18,482 · -5.5%
• By 2040: 16,204 · -17.1%
• By 2050: 14,030 · -28.2%
• By 2075: 9,539 · -51.2%
• By 2100: 6,136 · -68.6%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 49% White 48% Two or more races 2%
• Common ancestry: Portuguese 1% Italian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Meriwether

• 2024 margin: Strong R (+25.5) · D 37.1% · R 62.6%
• 2008→2024 swing: -20.0pp toward R · 2008: -5.4pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+20.6 2016: R+15.4 2012: R+5.7 2008: R+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.75%
• Current HPI: 298.3716
• 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

+331.6% since first listed

6 events — show timeline

• 2026-06-08 Listed $189,900 FMLS
• 2026-06-08 Price Changed $189,900 FMLS
• 2026-06-08 Price Changed $189,900 GAMLS
• 2026-06-08 Coming Soon $179,900 FMLS
• 2026-05-30 Listed $179,900 GAMLS
• 1986-07-01 Sold (Public Records) $44,000 Public Records

Property tax history

+8.9%/yr

Latest (2022): $2,024 · +167.1% YoY. Source: county tax records.