1486 NE Neal Boulevard Blvd · Crescent, GA 31331

$112,900

2 bd · 1.0 ba · 1,024 sqft · Other · 68 Days on market

Built 1994 0.34 ac lot $110/sqft · 17% below area Est $136k · 17% under

---

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 +19.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

If you're looking for a a simplified coastal lifestyle, this 2-bedroom, 1-bathroom mobile home is perfectly placed. Location is everything here—you are less than 2 minutes from the White Chimney public pier and just a short drive to local favorite restaurants and shops. The property comes equipped with an RV hookup, providing extra flexibility for guests or additional storage. This home is being sold as-is, offering a fantastic blank canvas for someone ready to make it their own!

Key facts

• Blank canvas
• Rv hookup
• 0.34 acre lot

Tags

• WHITE CHIMNEY PUBLIC PIER
• RV HOOKUP
• BLANK CANVAS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $113k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $59k (48.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (12.4% below list).
• Recommended offer: $59k (48.0% below list) — sets the bar for cash-flow.
• Cap rate 7.6% vs local median 1.0% in Crescent — 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.
• Mcintosh County (town): math 23% / reading 29% proficiency, ranked #118 of 174 in GA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Todd Grant Elementary School (math 24% / reading 23%, grade F, #790 of 1,228 statewide, top 65%, 667 students, 79% FRL); Mcintosh County Middle School (math 22% / reading 34%, grade F, #265 of 470 statewide, top 57%, 271 students, 79% FRL); Mcintosh Academy (math 30% / reading 34%, grade F, #109 of 424 statewide, top 26%, 395 students, 79% FRL).
• Market conditions: 293 active listings in the ZIP; 127 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($781 loan paydown + $11k appreciation (10.0% local appreciation)).
• McIntosh County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 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 $8k; list at $113k implies a 1405% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,755 (48.0% 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 68 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.88% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (median comp): $136,221
• List price: $112,900
• Delta: -17.12%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.2%
• Equity multiple: 2.33×
• Total profit: $42,171
• Equity at exit: $101,709

10-year hold

• IRR: 15.6%
• Equity multiple: 5.43×
• Total profit: $139,944
• Equity at exit: $219,340

Cash invested: $31,612 (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 31331

• Active inventory: 293
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$592
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$47
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $-307

Break-even live

Break-even rent $1,377

Max offer price $58,755

Occupancy floor —

Sensitivity live

Price	-10% $-243	-5% $-275	+0% $-307	+5% $-338	+10% $-370
Rent	-10% $-385	-5% $-346	+0% $-307	+5% $-267	+10% $-228
Rate	-1.0pp $-250	-0.5pp $-278	base $-307	+0.5pp $-336	+1.0pp $-366

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: $28,225
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $112,900 Active 68 DOM
2. 2026-06-19
   days on market $112,900 Active 66 DOM
3. 2026-06-18
   days on market $112,900 Active 65 DOM
4. 2026-06-17
   days on market $112,900 Active 64 DOM
5. 2026-06-16
   days on market $112,900 Active 63 DOM
6. 2026-06-15
   days on market $112,900 Active 62 DOM
7. 2026-06-14
   days on market $112,900 Active 60 DOM
8. 2026-06-13
   days on market $112,900 Active 59 DOM
9. 2026-06-10
   days on market $112,900 Active 57 DOM
10. 2026-06-09
    days on market $112,900 Active 56 DOM
11. 2026-06-08
    days on market $112,900 Active 55 DOM
12. 2026-06-07
    days on market $112,900 Active 54 DOM
13. 2026-06-05
    days on market $112,900 Active 51 DOM
14. 2026-06-03
    days on market $112,900 Active 50 DOM
15. 2026-06-02
    days on market $112,900 Active 49 DOM
16. 2026-06-01
    days on market $112,900 Active 48 DOM
17. 2026-05-31
    days on market $112,900 Active 47 DOM
18. 2026-05-30
    days on market $112,900 Active 46 DOM
19. 2026-04-14
    listed $112,900 Active 490-char remark

    Show marketing remark (496 chars)

    If you’re looking for a a simplified coastal lifestyle, this 2-bedroom, 1-bathroom mobile home is perfectly placed. Location is everything here—you are less than 2 minutes from the White Chimney public pier and just a short drive to local favorite restaurants and shops. The property comes equipped with an RV hookup, providing extra flexibility for guests or additional storage. This home is being sold as-is, offering a fantastic blank canvas for someone ready to make it their own!

20. 2026-04-14
    listed $112,900 Active 496-char remark

    Show marketing remark (496 chars)

    If you’re looking for a a simplified coastal lifestyle, this 2-bedroom, 1-bathroom mobile home is perfectly placed. Location is everything here—you are less than 2 minutes from the White Chimney public pier and just a short drive to local favorite restaurants and shops. The property comes equipped with an RV hookup, providing extra flexibility for guests or additional storage. This home is being sold as-is, offering a fantastic blank canvas for someone ready to make it their own!

21. 2026-04-14
    listed $112,900 Active

    Show marketing remark (496 chars)

    If you’re looking for a a simplified coastal lifestyle, this 2-bedroom, 1-bathroom mobile home is perfectly placed. Location is everything here—you are less than 2 minutes from the White Chimney public pier and just a short drive to local favorite restaurants and shops. The property comes equipped with an RV hookup, providing extra flexibility for guests or additional storage. This home is being sold as-is, offering a fantastic blank canvas for someone ready to make it their own!

22. 2026-03-31
    listed $112,900 New
23. 1996-10-15
    soldstatus $7,500
24. 1994-06-09
    soldstatus $12,500
25. 1991-08-27
    soldstatus $5,000

ⓘ 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: $269 · $22/mo
• Projected year-2 tax: $1,039 · $87/mo
• Expected delta: +$770/yr (+$64/mo · 286.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,871
• − Mortgage interest: −$6,324
• − Property taxes: −$269
• − Insurance: −$5,683
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$3,284
• Taxable loss: −$5,588
• Est. tax savings @ 24.0%: +$1,341
• After-tax cash flow: $-2,337/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: Mcintosh County
• NCES district ID: 1303600
• Math proficiency: 23% ▬ 0.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $41,742
• Composite: 22.08/100
• National rank: #8188
• State rank: #118 of 174 in GA

Livability — Crescent

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

Census & demographics

• Population (ZIP): 5,997

Population outlook (McIntosh County) Hauer SSP2

• Today (2025): 12,922 people
• By 2030: 12,156 · -5.9%
• By 2040: 10,332 · -20.0%
• By 2050: 8,526 · -34.0%
• By 2075: 5,506 · -57.4%
• By 2100: 3,635 · -71.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 28% Two or more races 6%
• Common ancestry: Italian 1% French 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · McIntosh

• 2024 margin: Strong R (+28.6) · D 35.5% · R 64.1%
• 2008→2024 swing: -22.6pp toward R · 2008: -6.0pp · 2024: -28.6pp
• All cycles: 2024: R+28.6 2020: R+21.0 2016: R+20.1 2012: R+8.6 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.75%
• Current HPI: 329.1351
• 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

+2158.0% since first listed

7 events — show timeline

• 2026-04-14 Listed $112,900 Hive MLS
• 2026-04-14 Listed $112,900 GIAR
• 2026-04-14 Listed $112,900 HABR
• 2026-03-31 Listed $112,900 GAMLS
• 1996-10-15 Sold (Public Records) $7,500 Public Records
• 1994-06-09 Sold (Public Records) $12,500 Public Records
• 1991-08-27 Sold (Public Records) $5,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $269 · +0.0% YoY. Source: county tax records.