26 Ebenezer Church Rd · Swainsboro, GA 30401

$165,000

4 bd · 2.0 ba · 2,048 sqft · Manufactured public records · 39 Days on market

Built 2022 1.39 ac lot $81/sqft · 44% below area Est $294k · 44% under ↓ 25% 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• 1% rule +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new 4 bedroom 2 bathroom home on over an acre in Emanuel county! With over 1,700 square feet this home is perfect for anyone who needs space! Located only 10 minutes away from Swainsboro, this home is in a great location!

Key facts

• Large lot
• Large kitchen
• Own well

Tags

• LARGE LOT
• LARGE KITCHEN
• PLENTY OF CABINET SPACE
• OWN WELL

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: No designated parking
• Utilities: Private water; Septic tank; Electricity available; Phone available; Water available
• Home design: Manufactured single-family residence; One level; Resale property
• Construction: Built in 2022; Vinyl siding; Composition roof; Crawl space foundation
• Exterior features: Level, open lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Double vanity; Separate shower; Family room
• Laundry & utility: Mud room; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $32 ($380/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (14.1% below list).
• Recommended offer: $142k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.2% in Swainsboro — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 58/100 on livability (#450 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Emanuel County (town): math 27% / reading 30% proficiency, ranked #110 of 174 in GA (top 63%) — 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: Swainsboro Middle School (math 16% / reading 28%, grade F, #333 of 470 statewide, top 72%, 647 students, 98% FRL); Swainsboro High School (math 21% / reading 22%, grade F, #218 of 424 statewide, top 53%, 810 students, 98% FRL) — zoned schools average 98% FRL vs 71% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 81 active listings in the ZIP; 76 units permitted in Emanuel County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Emanuel County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $141,803 (14.1% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (median comp): $293,984
• List price: $165,000
• Delta: -43.87%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-24,733
• Equity at exit: $24,602

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-18,985
• Equity at exit: $14,266

Cash invested: $46,200 (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 30401

• Home prices YoY: -11.8%
• Active inventory: 81
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$155 /mo · $1,855/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $32

Break-even live

Break-even rent $1,378

Max offer price $165,000

Occupancy floor 93%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $165,000 Active 39 DOM
2. 2026-06-18
   statusdays on market $165,000 Active 38 DOM
3. 2026-06-17
   days on market $165,000 Price Change 37 DOM
4. 2026-06-16
   days on market $165,000 Price Change 36 DOM
5. 2026-06-16
   pricestatus $165,000 Price Change 35 DOM
6. 2026-06-15
   days on market $175,000 Active 35 DOM
7. 2026-06-14
   days on market $175,000 Active 33 DOM
8. 2026-06-12
   days on market $175,000 Active 32 DOM
9. 2026-06-09
   days on market $175,000 Active 29 DOM
10. 2026-06-08
    days on market $175,000 Active 28 DOM
11. 2026-06-07
    days on market $175,000 Active 27 DOM
12. 2026-06-04
    days on market $175,000 Active 23 DOM
13. 2026-06-02
    days on market $175,000 Active 22 DOM
14. 2026-06-01
    days on market $175,000 Active 21 DOM
15. 2026-05-31
    days on market $175,000 Active 20 DOM
16. 2026-05-31
    days on market $175,000 Active 19 DOM
17. 2026-05-09
    listed $175,000 New 165-char remark
18. 2024-09-05
    soldstatus $190,000 Sold 227-char remark

    Show marketing remark (227 chars)

    Brand new 4 bedroom 2 bathroom home on over an acre in Emanuel county! With over 1,700 square feet this home is perfect for anyone who needs space! Located only 10 minutes away from Swainsboro, this home is in a great location!

19. 2024-07-21
    status Under Contract 227-char remark

    Show marketing remark (227 chars)

    Brand new 4 bedroom 2 bathroom home on over an acre in Emanuel county! With over 1,700 square feet this home is perfect for anyone who needs space! Located only 10 minutes away from Swainsboro, this home is in a great location!

20. 2024-07-09
    price $187,900 227-char remark

    Show marketing remark (227 chars)

    Brand new 4 bedroom 2 bathroom home on over an acre in Emanuel county! With over 1,700 square feet this home is perfect for anyone who needs space! Located only 10 minutes away from Swainsboro, this home is in a great location!

21. 2024-05-16
    price $189,900 227-char remark

    Show marketing remark (227 chars)

    Brand new 4 bedroom 2 bathroom home on over an acre in Emanuel county! With over 1,700 square feet this home is perfect for anyone who needs space! Located only 10 minutes away from Swainsboro, this home is in a great location!

22. 2024-04-22
    status Price Change 227-char remark

    Show marketing remark (227 chars)

    Brand new 4 bedroom 2 bathroom home on over an acre in Emanuel county! With over 1,700 square feet this home is perfect for anyone who needs space! Located only 10 minutes away from Swainsboro, this home is in a great location!

23. 2024-04-22
    price $194,900 227-char remark

    Show marketing remark (227 chars)

    Brand new 4 bedroom 2 bathroom home on over an acre in Emanuel county! With over 1,700 square feet this home is perfect for anyone who needs space! Located only 10 minutes away from Swainsboro, this home is in a great location!

24. 2024-04-11
    historical 227-char remark

    Show marketing remark (227 chars)

    Brand new 4 bedroom 2 bathroom home on over an acre in Emanuel county! With over 1,700 square feet this home is perfect for anyone who needs space! Located only 10 minutes away from Swainsboro, this home is in a great location!

25. 2024-03-21
    price $199,900 227-char remark

    Show marketing remark (227 chars)

    Brand new 4 bedroom 2 bathroom home on over an acre in Emanuel county! With over 1,700 square feet this home is perfect for anyone who needs space! Located only 10 minutes away from Swainsboro, this home is in a great location!

26. 2024-02-27
    price $204,900 227-char remark

    Show marketing remark (227 chars)

    Brand new 4 bedroom 2 bathroom home on over an acre in Emanuel county! With over 1,700 square feet this home is perfect for anyone who needs space! Located only 10 minutes away from Swainsboro, this home is in a great location!

27. 2024-01-26
    price $205,500 227-char remark

    Show marketing remark (227 chars)

    Brand new 4 bedroom 2 bathroom home on over an acre in Emanuel county! With over 1,700 square feet this home is perfect for anyone who needs space! Located only 10 minutes away from Swainsboro, this home is in a great location!

28. 2024-01-02
    price $207,500 227-char remark

    Show marketing remark (227 chars)

    Brand new 4 bedroom 2 bathroom home on over an acre in Emanuel county! With over 1,700 square feet this home is perfect for anyone who needs space! Located only 10 minutes away from Swainsboro, this home is in a great location!

29. 2023-11-10
    price $209,900 227-char remark

    Show marketing remark (227 chars)

    Brand new 4 bedroom 2 bathroom home on over an acre in Emanuel county! With over 1,700 square feet this home is perfect for anyone who needs space! Located only 10 minutes away from Swainsboro, this home is in a great location!

30. 2023-10-11
    listed $219,900 New 227-char remark

    Show marketing remark (227 chars)

    Brand new 4 bedroom 2 bathroom home on over an acre in Emanuel county! With over 1,700 square feet this home is perfect for anyone who needs space! Located only 10 minutes away from Swainsboro, this home is 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: $1,855 · $155/mo
• Projected year-2 tax: $1,855 · $155/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,016
• − Mortgage interest: −$9,243
• − Property taxes: −$1,855
• − Insurance: −$825
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$4,800
• Taxable loss: −$2,429
• Est. tax savings @ 24.0%: +$583
• After-tax cash flow: $962/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: Emanuel County
• NCES district ID: 1302040
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $31,771
• Composite: 23.21/100
• National rank: #7941
• State rank: #110 of 174 in GA

Livability — Swainsboro

• Score: 58/100
• State rank: #450
• US rank: #21414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 14,232
• Population (ZIP): 14,232

Population outlook (Emanuel County) Hauer SSP2

• Today (2025): 22,093 people
• By 2030: 21,595 · -2.3%
• By 2040: 20,343 · -7.9%
• By 2050: 18,759 · -15.1%
• By 2075: 14,327 · -35.2%
• By 2100: 8,496 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 39% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Emanuel

• 2024 margin: Solid R (+44.1) · D 27.8% · R 71.9%
• 2008→2024 swing: -19.4pp toward R · 2008: -24.8pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+38.6 2016: R+37.0 2012: R+26.9 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.97%
• Current HPI: 209.5498
• 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

-25.0% since first listed

15 events — show timeline

• 2026-06-15 Price Changed $165,000 GAMLS
• 2026-05-09 Listed $175,000 GAMLS
• 2024-09-05 Sold (MLS) $190,000 GAMLS
• 2024-07-21 Pending — GAMLS
• 2024-07-09 Price Changed $187,900 GAMLS
• 2024-05-16 Price Changed $189,900 GAMLS
• 2024-04-22 Relisted — GAMLS
• 2024-04-22 Price Changed $194,900 GAMLS
• 2024-04-11 Listing Removed — GAMLS
• 2024-03-21 Price Changed $199,900 GAMLS
• 2024-02-27 Price Changed $204,900 GAMLS
• 2024-01-26 Price Changed $205,500 GAMLS
• 2024-01-02 Price Changed $207,500 GAMLS
• 2023-11-10 Price Changed $209,900 GAMLS
• 2023-10-11 Listed $219,900 GAMLS

Property tax history

+1597.5%/yr

Latest (2025): $1,855 · +1597.5% YoY. Source: county tax records.