1281 Old Kenfield Rd · Oak Park, GA 30471

$79,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 7 Days on market

Built 1983 4.91 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

4.91 Acres fenced (with field fencing) with no wetlands. Private lot, 1.5 miles from the Interstate, has a storage shed on property, has power, a deep well & septic, with no HOA or deed restrictions! Also has an older mobile home on the property that needs renovation or complete tear down / replacement. Renovate the current home exactly how you want, replace it with a new one, or have your dream home built from scratch on the property, just the way you want it. The possibilities are truly limitless! The drain field is currently malfunctioning. Believe the drain field may have been crushed by a heavy truck or something at some point. Please do not just show up to the property unannounced. Currently being rented. Must give a day's notice for any showings due to Renters needing advanced notice. Property being sold AS-IS, Where-Is, with no warranties.

Key facts

• Deep well
• Private lot
• Septic

Tags

• 4.91 ACRES FENCED
• PRIVATE LOT
• STORAGE SHED
• DEEP WELL
• SEPTIC
• NO HOA

Property features AI

Finance

• HOA & community: No community features

Exterior

• Utilities: Private well water; Septic tank
• Home design: Single-story mobile home; Residential property
• Construction: Vinyl siding; Built in an unspecified year
• Exterior features: Approximately 4.91 acres; No community amenities

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Other heating; Electric cooling; Window unit(s)
• Interior features: Electric water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).

Location & tenants

• Location reads 54/100 on livability (#539 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime 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.
• Market conditions: 12 active listings in the ZIP; 76 units permitted in Emanuel County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($546 loan paydown + $5k appreciation (6.5% local appreciation)).
• Emanuel County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 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.

Recommended offer $79,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.47% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.21%
• DSCR: 2.03
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 3.38×
• Total profit: $52,599
• Equity at exit: $52,379

10-year hold

• IRR: 32.9%
• Equity multiple: 7.00×
• Total profit: $132,751
• Equity at exit: $97,426

Cash invested: $22,120 (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 30471

• Home prices YoY: 4.9%
• Active inventory: 12
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $428

Break-even live

Break-even rent $618

Max offer price $79,000

Occupancy floor 58%

Sensitivity live

Price	-10% $473	-5% $450	+0% $428	+5% $406	+10% $383
Rent	-10% $336	-5% $382	+0% $428	+5% $474	+10% $520
Rate	-1.0pp $468	-0.5pp $448	base $428	+0.5pp $407	+1.0pp $387

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $79,000 Pending 7 DOM
2. 2026-06-04
   days on market $79,000 Active 5 DOM
3. 2026-06-02
   days on market $79,000 Active 4 DOM
4. 2026-06-01
   days on market $79,000 Active 3 DOM
5. 2026-05-31
   days on market $79,000 Active 2 DOM
6. 2026-05-20
   listed $79,000 New 863-char remark

   Show marketing remark (863 chars)

   4.91 Acres fenced (with field fencing) with no wetlands. Private lot, 1.5 miles from the Interstate, has a storage shed on property, has power, a deep well & septic, with no HOA or deed restrictions! Also has an older mobile home on the property that needs renovation or complete tear down / replacement. Renovate the current home exactly how you want, replace it with a new one, or have your dream home built from scratch on the property, just the way you want it. The possibilities are truly limitless! The drain field is currently malfunctioning. Believe the drain field may have been crushed by a heavy truck or something at some point. Please do not just show up to the property unannounced. Currently being rented. Must give a day's notice for any showings due to Renters needing advanced notice. Property being sold AS-IS, Where-Is, with no warranties.

7. 2026-05-20
   listed $79,000 Active

   Show marketing remark (863 chars)

   4.91 Acres fenced (with field fencing) with no wetlands. Private lot, 1.5 miles from the Interstate, has a storage shed on property, has power, a deep well & septic, with no HOA or deed restrictions! Also has an older mobile home on the property that needs renovation or complete tear down / replacement. Renovate the current home exactly how you want, replace it with a new one, or have your dream home built from scratch on the property, just the way you want it. The possibilities are truly limitless! The drain field is currently malfunctioning. Believe the drain field may have been crushed by a heavy truck or something at some point. Please do not just show up to the property unannounced. Currently being rented. Must give a day's notice for any showings due to Renters needing advanced notice. Property being sold AS-IS, Where-Is, with no warranties.

ⓘ 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: $489 · $41/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$237/yr (+$20/mo · 48.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,912
• − Mortgage interest: −$4,425
• − Property taxes: −$489
• − Insurance: −$395
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$2,298
• Taxable income: $4,079
• Est. tax owed @ 24.0%: −$979
• After-tax cash flow: $4,156/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 — Oak Park

• Score: 54/100
• State rank: #539
• US rank: #23960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,446

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: Majority White (62%)
• Race & ethnicity: White 62% Black 32% Two or more races 5%
• Common ancestry: Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 6.54%
• Current HPI: 140.59
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $79,000 Hive MLS
• 2026-05-20 Listed $79,000 GAMLS

Property tax history

+5.8%/yr

Latest (2025): $489 · +11.9% YoY. Source: county tax records.