82 Whispering Pnes · Georgetown-Quitman County, GA 39854

$70,000

1 bd · 1.0 ba · 240 sqft · Manufactured public records · 381 Days on market

Built 1987 436 sqft lot

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Why this score? — see what drove the C+ 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +6.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Charming Cottage in Whispering Pines Gated Community – Perfect for Relaxation or Investment! This delightful 1-bedroom, 1-bath home is nestled in the beautiful Whispering Pines community on Lake Eufaula, renowned as the Bass Capital of the World. Home is being sold furnished, including pots, pans, dishes, and silverware! Featuring an enormous porch perfect for unwinding or grilling, this home offers the ideal getaway for boating, fishing, or as an investment property. The home boasts new vinyl plank flooring, shiplap walls, and new windows, giving it a fresh, modern look. The updated sinks and fixtures add to the home's appeal. It sits comfortably under a metal-roofed pole barn, offering ample shade and protection. The beautifully landscaped property includes a cozy mancave with a kitchen area and a half bath—well-insulated and perfect for entertaining, or it can easily serve as a second bedroom for family and visitors. Enjoy peace of mind with a termite bond in place. Whispering Pines offers a wealth of amenities, including a community boat dock, clubhouse, pool, picnic area, and a playground. With an HOA fee of just $125/month, which covers water, sewage, garbage, and lawn maintenance, you can relax and enjoy the community without worrying about upkeep. Don't miss this chance to own a piece of paradise! Schedule your showing today!

Key facts

• Enormous porch
• Updated sinks
• Shiplap walls

Tags

• ENORMOUS PORCH
• NEW VINYL PLANK FLOORING
• SHIPLAP WALLS
• NEW WINDOWS
• UPDATED SINKS
• METAL-ROOFED POLE BARN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $51 ($613/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($816 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.8% in Georgetown-Quitman County — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Quitman County (town): math 10% / reading 15% proficiency, ranked #184 of 187 in GA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Quitman County Elementary (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 210 students, 100% FRL); Quitman County High School (math 10% / reading 10%, grade F, #353 of 424 statewide, top 86%, 107 students, 100% FRL).
• Market conditions: 80 active listings in the ZIP; 12 units permitted in Quitman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $3k appreciation (4.1% local appreciation)).
• Quitman County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 381 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $9k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 80% 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 381 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.17% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.81×
• Total profit: $15,820
• Equity at exit: $35,788

10-year hold

• IRR: 14.6%
• Equity multiple: 3.40×
• Total profit: $47,095
• Equity at exit: $58,771

Cash invested: $19,600 (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 39854

• Home prices YoY: 2.4%
• Active inventory: 80
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $816 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$29
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $51

Break-even live

Break-even rent $751

Max offer price $70,000

Occupancy floor 89%

Sensitivity live

Price	-10% $91	-5% $71	+0% $51	+5% $31	+10% $11
Rent	-10% $-13	-5% $19	+0% $51	+5% $83	+10% $116
Rate	-1.0pp $86	-0.5pp $69	base $51	+0.5pp $33	+1.0pp $14

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $70,000 Active 381 DOM
2. 2026-06-17
   days on market $70,000 Active 380 DOM
3. 2026-06-16
   days on market $70,000 Active 379 DOM
4. 2026-06-15
   days on market $70,000 Active 378 DOM
5. 2026-06-13
   days on market $70,000 Active 376 DOM
6. 2026-06-12
   days on market $70,000 Active 375 DOM
7. 2026-06-09
   days on market $70,000 Active 372 DOM
8. 2026-06-08
   days on market $70,000 Active 371 DOM
9. 2026-06-07
   days on market $70,000 Active 370 DOM
10. 2026-06-05
    days on market $70,000 Active 368 DOM
11. 2026-06-04
    days on market $70,000 Active 366 DOM
12. 2026-06-02
    days on market $70,000 Active 365 DOM
13. 2026-06-01
    days on market $70,000 Active 364 DOM
14. 2026-05-31
    days on market $70,000 Active 363 DOM
15. 2026-05-31
    days on market $70,000 Active 362 DOM
16. 2026-05-11
    price $70,000 1368-char remark

    Show marketing remark (1368 chars)

    Charming Cottage in Whispering Pines Gated Community – Perfect for Relaxation or Investment! This delightful 1-bedroom, 1-bath home is nestled in the beautiful Whispering Pines community on Lake Eufaula, renowned as the Bass Capital of the World. Home is being sold furnished, including pots, pans, dishes, and silverware! Featuring an enormous porch perfect for unwinding or grilling, this home offers the ideal getaway for boating, fishing, or as an investment property. The home boasts new vinyl plank flooring, shiplap walls, and new windows, giving it a fresh, modern look. The updated sinks and fixtures add to the home's appeal. It sits comfortably under a metal-roofed pole barn, offering ample shade and protection. The beautifully landscaped property includes a cozy mancave with a kitchen area and a half bath—well-insulated and perfect for entertaining, or it can easily serve as a second bedroom for family and visitors. Enjoy peace of mind with a termite bond in place. Whispering Pines offers a wealth of amenities, including a community boat dock, clubhouse, pool, picnic area, and a playground. With an HOA fee of just $125/month, which covers water, sewage, garbage, and lawn maintenance, you can relax and enjoy the community without worrying about upkeep. Don't miss this chance to own a piece of paradise! Schedule your showing today!

17. 2025-12-03
    status Active 1368-char remark

    Show marketing remark (1368 chars)

    Charming Cottage in Whispering Pines Gated Community – Perfect for Relaxation or Investment! This delightful 1-bedroom, 1-bath home is nestled in the beautiful Whispering Pines community on Lake Eufaula, renowned as the Bass Capital of the World. Home is being sold furnished, including pots, pans, dishes, and silverware! Featuring an enormous porch perfect for unwinding or grilling, this home offers the ideal getaway for boating, fishing, or as an investment property. The home boasts new vinyl plank flooring, shiplap walls, and new windows, giving it a fresh, modern look. The updated sinks and fixtures add to the home's appeal. It sits comfortably under a metal-roofed pole barn, offering ample shade and protection. The beautifully landscaped property includes a cozy mancave with a kitchen area and a half bath—well-insulated and perfect for entertaining, or it can easily serve as a second bedroom for family and visitors. Enjoy peace of mind with a termite bond in place. Whispering Pines offers a wealth of amenities, including a community boat dock, clubhouse, pool, picnic area, and a playground. With an HOA fee of just $125/month, which covers water, sewage, garbage, and lawn maintenance, you can relax and enjoy the community without worrying about upkeep. Don't miss this chance to own a piece of paradise! Schedule your showing today!

18. 2025-12-03
    price $74,900 1368-char remark

    Show marketing remark (1368 chars)

    Charming Cottage in Whispering Pines Gated Community – Perfect for Relaxation or Investment! This delightful 1-bedroom, 1-bath home is nestled in the beautiful Whispering Pines community on Lake Eufaula, renowned as the Bass Capital of the World. Home is being sold furnished, including pots, pans, dishes, and silverware! Featuring an enormous porch perfect for unwinding or grilling, this home offers the ideal getaway for boating, fishing, or as an investment property. The home boasts new vinyl plank flooring, shiplap walls, and new windows, giving it a fresh, modern look. The updated sinks and fixtures add to the home's appeal. It sits comfortably under a metal-roofed pole barn, offering ample shade and protection. The beautifully landscaped property includes a cozy mancave with a kitchen area and a half bath—well-insulated and perfect for entertaining, or it can easily serve as a second bedroom for family and visitors. Enjoy peace of mind with a termite bond in place. Whispering Pines offers a wealth of amenities, including a community boat dock, clubhouse, pool, picnic area, and a playground. With an HOA fee of just $125/month, which covers water, sewage, garbage, and lawn maintenance, you can relax and enjoy the community without worrying about upkeep. Don't miss this chance to own a piece of paradise! Schedule your showing today!

19. 2025-07-31
    price $76,500 1368-char remark

    Show marketing remark (1368 chars)

    Charming Cottage in Whispering Pines Gated Community – Perfect for Relaxation or Investment! This delightful 1-bedroom, 1-bath home is nestled in the beautiful Whispering Pines community on Lake Eufaula, renowned as the Bass Capital of the World. Home is being sold furnished, including pots, pans, dishes, and silverware! Featuring an enormous porch perfect for unwinding or grilling, this home offers the ideal getaway for boating, fishing, or as an investment property. The home boasts new vinyl plank flooring, shiplap walls, and new windows, giving it a fresh, modern look. The updated sinks and fixtures add to the home's appeal. It sits comfortably under a metal-roofed pole barn, offering ample shade and protection. The beautifully landscaped property includes a cozy mancave with a kitchen area and a half bath—well-insulated and perfect for entertaining, or it can easily serve as a second bedroom for family and visitors. Enjoy peace of mind with a termite bond in place. Whispering Pines offers a wealth of amenities, including a community boat dock, clubhouse, pool, picnic area, and a playground. With an HOA fee of just $125/month, which covers water, sewage, garbage, and lawn maintenance, you can relax and enjoy the community without worrying about upkeep. Don't miss this chance to own a piece of paradise! Schedule your showing today!

20. 2025-05-24
    listed $79,000 Active 1368-char remark

    Show marketing remark (1368 chars)

    Charming Cottage in Whispering Pines Gated Community – Perfect for Relaxation or Investment! This delightful 1-bedroom, 1-bath home is nestled in the beautiful Whispering Pines community on Lake Eufaula, renowned as the Bass Capital of the World. Home is being sold furnished, including pots, pans, dishes, and silverware! Featuring an enormous porch perfect for unwinding or grilling, this home offers the ideal getaway for boating, fishing, or as an investment property. The home boasts new vinyl plank flooring, shiplap walls, and new windows, giving it a fresh, modern look. The updated sinks and fixtures add to the home's appeal. It sits comfortably under a metal-roofed pole barn, offering ample shade and protection. The beautifully landscaped property includes a cozy mancave with a kitchen area and a half bath—well-insulated and perfect for entertaining, or it can easily serve as a second bedroom for family and visitors. Enjoy peace of mind with a termite bond in place. Whispering Pines offers a wealth of amenities, including a community boat dock, clubhouse, pool, picnic area, and a playground. With an HOA fee of just $125/month, which covers water, sewage, garbage, and lawn maintenance, you can relax and enjoy the community without worrying about upkeep. Don't miss this chance to own a piece of paradise! Schedule your showing today!

21. 2025-05-08
    soldstatus Closed 1368-char remark

    Show marketing remark (1368 chars)

    Charming Cottage in Whispering Pines Gated Community – Perfect for Relaxation or Investment! This delightful 1-bedroom, 1-bath home is nestled in the beautiful Whispering Pines community on Lake Eufaula, renowned as the Bass Capital of the World. Home is being sold furnished, including pots, pans, dishes, and silverware! Featuring an enormous porch perfect for unwinding or grilling, this home offers the ideal getaway for boating, fishing, or as an investment property. The home boasts new vinyl plank flooring, shiplap walls, and new windows, giving it a fresh, modern look. The updated sinks and fixtures add to the home's appeal. It sits comfortably under a metal-roofed pole barn, offering ample shade and protection. The beautifully landscaped property includes a cozy mancave with a kitchen area and a half bath—well-insulated and perfect for entertaining, or it can easily serve as a second bedroom for family and visitors. Enjoy peace of mind with a termite bond in place. Whispering Pines offers a wealth of amenities, including a community boat dock, clubhouse, pool, picnic area, and a playground. With an HOA fee of just $125/month, which covers water, sewage, garbage, and lawn maintenance, you can relax and enjoy the community without worrying about upkeep. Don't miss this chance to own a piece of paradise! Schedule your showing today!

22. 2025-04-01
    listed $74,500 Active 1368-char remark

    Show marketing remark (1368 chars)

    Charming Cottage in Whispering Pines Gated Community – Perfect for Relaxation or Investment! This delightful 1-bedroom, 1-bath home is nestled in the beautiful Whispering Pines community on Lake Eufaula, renowned as the Bass Capital of the World. Home is being sold furnished, including pots, pans, dishes, and silverware! Featuring an enormous porch perfect for unwinding or grilling, this home offers the ideal getaway for boating, fishing, or as an investment property. The home boasts new vinyl plank flooring, shiplap walls, and new windows, giving it a fresh, modern look. The updated sinks and fixtures add to the home's appeal. It sits comfortably under a metal-roofed pole barn, offering ample shade and protection. The beautifully landscaped property includes a cozy mancave with a kitchen area and a half bath—well-insulated and perfect for entertaining, or it can easily serve as a second bedroom for family and visitors. Enjoy peace of mind with a termite bond in place. Whispering Pines offers a wealth of amenities, including a community boat dock, clubhouse, pool, picnic area, and a playground. With an HOA fee of just $125/month, which covers water, sewage, garbage, and lawn maintenance, you can relax and enjoy the community without worrying about upkeep. Don't miss this chance to own a piece of paradise! Schedule your showing today!

23. 2023-03-29
    soldstatus $62,500

ⓘ 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: $866 · $72/mo
• Projected year-2 tax: $866 · $72/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 4/10 Moderate FEMA zone A · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,793
• − Mortgage interest: −$3,921
• − Property taxes: −$866
• − Insurance: −$1,852
• − Repairs & maintenance: −$783
• − Management: −$783
• − Depreciation: −$2,036
• Taxable loss: −$450
• Est. tax savings @ 24.0%: +$108
• After-tax cash flow: $721/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: Quitman County
• NCES district ID: 1304290
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 15% ▲ 5.00%
• Median HH income: $32,082
• Composite: 13.53/100
• National rank: #14489
• State rank: #184 of 187 in GA

Livability — Georgetown-Quitman County

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

Census & demographics

• Census place: Georgetown-Quitman County, GA
• City population: 2,407
• Population (ZIP): 2,295

Population outlook (Quitman County) Hauer SSP2

• Today (2025): 1,977 people
• By 2030: 1,789 · -9.5%
• By 2040: 1,445 · -26.9%
• By 2050: 1,148 · -41.9%
• By 2075: 590 · -70.2%
• By 2100: 328 · -83.4%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: White 49% Black 48% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Serbian 1% Iranian 1%
• Foreign-born: 0% · Canada, Jamaica

Political lean MEDSL · Quitman

• 2024 margin: R (+15.4) · D 42.1% · R 57.5%
• 2008→2024 swing: -23.3pp toward R · 2008: 7.9pp · 2024: -15.4pp
• All cycles: 2024: R+15.4 2020: R+9.7 2016: R+10.9 2012: D+9.1 2008: D+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.07%
• Current HPI: 172.7909
• 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

+12.0% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $70,000 EBOR
• 2025-12-03 Relisted — EBOR
• 2025-12-03 Price Changed $74,900 EBOR
• 2025-07-31 Price Changed $76,500 EBOR
• 2025-05-24 Listed $79,000 EBOR
• 2025-05-08 Sold (MLS) — EBOR
• 2025-04-01 Listed $74,500 EBOR
• 2023-03-29 Sold (Public Records) $62,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $866 · +18.4% YoY. Source: county tax records.