67 Bended Oak Ln · Stockton, GA 31649

$189,750

4 bd · 2.0 ba · 2,063 sqft · Manufactured · 33 Days on market

Built 2026 1.00 ac lot ↓ 5% since listing

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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 +10.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +3.0/10.0
• Schools +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Brand-new mobile home situated on a spacious homesite surrounded by beautiful mature trees and peaceful country scenery. This 4 bedroom, 2 bathroom home offers a bright open layout with a dedicated office area, separate dining space, and a large kitchen island perfect for entertaining and everyday living. The modern kitchen comes complete with appliances including a refrigerator, stove, and dishwasher, making this home truly move-in ready. Stylish finishes, abundant natural light, and a functional split-bedroom floor plan create the perfect balance of comfort and convenience. Perfect for buyers looking for affordable country living with brand-new construction appeal.

Key facts

• Large kitchen island
• Move-in ready
• Spacious homesite

Tags

• SPACIOUS HOMESITE
• DEDICATED OFFICE AREA
• SEPARATE DINING SPACE
• LARGE KITCHEN ISLAND
• MODERN KITCHEN
• MOVE-IN READY

Property features AI

Exterior

• Utilities: Private well water; Septic tank sewer
• Home design: Single-story mobile home; Residential property
• Construction: Vinyl siding
• Exterior features: Approximately 1 acre lot; Zoned R

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating
• Interior features: Dishwasher; Refrigerator
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (20.0% below list).
• Recommended offer: $152k (20.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Lanier County (rural): math 33% / reading 38% proficiency, ranked #67 of 174 in GA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lanier County Primary School (498 students, 86% FRL); Lanier County Middle School (math 27% / reading 41%, grade F, #201 of 470 statewide, top 44%, 413 students, 86% FRL); Lanier County High School (math 37% / reading 22%, grade F, #140 of 424 statewide, top 35%, 451 students, 86% FRL) — zoned schools average 86% FRL vs 65% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 35 units permitted in Lanier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.7% local appreciation)).
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $151,775 (20.0% 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 33 days. Have you received any prior offers? Is the seller open to a 20% 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. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.44×
• Total profit: $23,314
• Equity at exit: $93,389

10-year hold

• IRR: 9.7%
• Equity multiple: 2.58×
• Total profit: $83,986
• Equity at exit: $150,540

Cash invested: $53,130 (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 31649

• Home prices YoY: 3.6%
• Active inventory: 4
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,518 medium
• Mortgage (P&I): −$995
• Tax est. 1.5%: −$237 /mo · $2,846/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-112

Break-even live

Break-even rent $1,660

Max offer price $173,500

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-47	+0% $-112	+5% $-178	+10% $-243
Rent	-10% $-232	-5% $-172	+0% $-112	+5% $-52	+10% $8
Rate	-1.0pp $-17	-0.5pp $-64	base $-112	+0.5pp $-161	+1.0pp $-211

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: $47,438
• Closing costs: $5,692
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $189,750 Active 33 DOM
2. 2026-06-19
   days on market $189,750 Active 31 DOM
3. 2026-06-18
   days on market $189,750 Active 30 DOM
4. 2026-06-17
   days on market $189,750 Active 29 DOM
5. 2026-06-16
   days on market $189,750 Active 28 DOM
6. 2026-06-15
   days on market $189,750 Active 27 DOM
7. 2026-06-14
   days on market $189,750 Active 25 DOM
8. 2026-06-13
   days on market $189,750 Active 24 DOM
9. 2026-06-10
   days on market $189,750 Active 22 DOM
10. 2026-06-09
    days on market $189,750 Active 21 DOM
11. 2026-06-09
    price $189,750 Active 20 DOM
12. 2026-06-08
    days on market $199,900 Active 20 DOM
13. 2026-06-07
    days on market $199,900 Active 19 DOM
14. 2026-06-05
    days on market $199,900 Active 16 DOM
15. 2026-06-03
    days on market $199,900 Active 15 DOM
16. 2026-06-02
    days on market $199,900 Active 14 DOM
17. 2026-06-01
    days on market $199,900 Active 13 DOM
18. 2026-05-31
    days on market $199,900 Active 12 DOM
19. 2026-05-30
    days on market $199,900 Active 11 DOM
20. 2026-05-19
    listed $199,900 Active

ⓘ 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 10/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,213
• − Mortgage interest: −$10,629
• − Property taxes: −$2,846
• − Insurance: −$949
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$5,520
• Taxable loss: −$4,645
• Est. tax savings @ 24.0%: +$1,115
• After-tax cash flow: $-233/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: Lanier County
• NCES district ID: 1303240
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $38,019
• Composite: 29.6/100
• National rank: #6476
• State rank: #67 of 174 in GA

Livability — Stockton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 940

Population outlook (Lanier County) Hauer SSP2

• Today (2025): 10,743 people
• By 2030: 10,892 · +1.4%
• By 2040: 10,975 · +2.2%
• By 2050: 10,764 · +0.2%
• By 2075: 9,418 · -12.3%
• By 2100: 7,419 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 56% Black 21% Hispanic / Latino 13% Asian 9% Two or more races 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 5% Romanian 3%
• Foreign-born: 20% · Canada, South Korea
• Languages at home: 80% English-only · Spanish 10% Korean 7% Other Indo-European 3%

Political lean MEDSL · Lanier

• 2024 margin: Solid R (+46.3) · D 26.6% · R 73.0%
• 2008→2024 swing: -21.1pp toward R · 2008: -25.2pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+41.7 2016: R+41.2 2012: R+23.8 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.74%
• Current HPI: 106.3637
• 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

-5.1% since first listed

2 events — show timeline

• 2026-06-08 Price Changed $189,750 SGMLS
• 2026-05-19 Listed $199,900 SGMLS