32 Whispering Pines Blvd · Georgetown-Quitman County, GA 39854

$67,000

1 bd · 1.0 ba · 408 sqft · Manufactured public records · 258 Days on market

Built 2005 4,356 sqft lot

---

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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +6.4/10.0
• 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

Perfect for Retirement, Weekend Getaway, or Investment Property! Welcome to this charming 1-bedroom, 1-bath home located in the highly sought-after Whispering Pines gated community, just steps from beautiful Lake Eufaula! This low-maintenance home features a spacious open floor plan that feels both cozy and roomy. Whether you're sipping your morning coffee on the covered front porch or unwinding by the backyard firepit, you'll love the peace and relaxation that comes with lake life. The friendly HOA is just $125/month and includes water, sewage, garbage, and lawn maintenance—making ownership simple and stress-free. Community amenities include: boat dock, swimming pool, clubhouse, playground, and picnic area. Don't miss out on this opportunity to own your own piece of paradise. Call today to schedule a showing and start living the lake life you've been dreaming of!

Key facts

• Covered front porch
• Clubhouse
• Boat dock

Tags

• COVERED FRONT PORCH
• BACKYARD FIREPIT
• BOAT DOCK
• SWIMMING POOL
• CLUBHOUSE
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $67k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($767 rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.9% 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.
• Market conditions: 78 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 ($463 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 258 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $8k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $67k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $58,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.3

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: 20.2%
• Equity multiple: 2.22×
• Total profit: $22,829
• Equity at exit: $34,254

10-year hold

• IRR: 20.6%
• Equity multiple: 4.28×
• Total profit: $61,441
• Equity at exit: $56,253

Cash invested: $18,760 (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: 78
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $767 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $171

Break-even live

Break-even rent $551

Max offer price $67,000

Occupancy floor 73%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $67,000 Active 258 DOM
2. 2026-06-17
   days on market $67,000 Active 257 DOM
3. 2026-06-16
   days on market $67,000 Active 256 DOM
4. 2026-06-15
   days on market $67,000 Active 255 DOM
5. 2026-06-13
   days on market $67,000 Active 253 DOM
6. 2026-06-12
   days on market $67,000 Active 252 DOM
7. 2026-06-09
   days on market $67,000 Active 249 DOM
8. 2026-06-08
   days on market $67,000 Active 248 DOM
9. 2026-06-07
   days on market $67,000 Active 247 DOM
10. 2026-06-05
    days on market $67,000 Active 245 DOM
11. 2026-06-04
    days on market $67,000 Active 243 DOM
12. 2026-06-02
    days on market $67,000 Active 242 DOM
13. 2026-06-01
    days on market $67,000 Active 241 DOM
14. 2026-05-31
    days on market $67,000 Active 240 DOM
15. 2026-05-31
    days on market $67,000 Active 239 DOM
16. 2026-04-28
    price $67,000 884-char remark

    Show marketing remark (884 chars)

    Perfect for Retirement, Weekend Getaway, or Investment Property! Welcome to this charming 1-bedroom, 1-bath home located in the highly sought-after Whispering Pines gated community, just steps from beautiful Lake Eufaula! This low-maintenance home features a spacious open floor plan that feels both cozy and roomy. Whether you're sipping your morning coffee on the covered front porch or unwinding by the backyard firepit, you'll love the peace and relaxation that comes with lake life. The friendly HOA is just $125/month and includes water, sewage, garbage, and lawn maintenance—making ownership simple and stress-free. Community amenities include: boat dock, swimming pool, clubhouse, playground, and picnic area. Don't miss out on this opportunity to own your own piece of paradise. Call today to schedule a showing and start living the lake life you've been dreaming of!

17. 2026-03-20
    price $69,900 884-char remark

    Show marketing remark (884 chars)

    Perfect for Retirement, Weekend Getaway, or Investment Property! Welcome to this charming 1-bedroom, 1-bath home located in the highly sought-after Whispering Pines gated community, just steps from beautiful Lake Eufaula! This low-maintenance home features a spacious open floor plan that feels both cozy and roomy. Whether you're sipping your morning coffee on the covered front porch or unwinding by the backyard firepit, you'll love the peace and relaxation that comes with lake life. The friendly HOA is just $125/month and includes water, sewage, garbage, and lawn maintenance—making ownership simple and stress-free. Community amenities include: boat dock, swimming pool, clubhouse, playground, and picnic area. Don't miss out on this opportunity to own your own piece of paradise. Call today to schedule a showing and start living the lake life you've been dreaming of!

18. 2025-10-03
    listed $74,900 Active 884-char remark

    Show marketing remark (884 chars)

    Perfect for Retirement, Weekend Getaway, or Investment Property! Welcome to this charming 1-bedroom, 1-bath home located in the highly sought-after Whispering Pines gated community, just steps from beautiful Lake Eufaula! This low-maintenance home features a spacious open floor plan that feels both cozy and roomy. Whether you're sipping your morning coffee on the covered front porch or unwinding by the backyard firepit, you'll love the peace and relaxation that comes with lake life. The friendly HOA is just $125/month and includes water, sewage, garbage, and lawn maintenance—making ownership simple and stress-free. Community amenities include: boat dock, swimming pool, clubhouse, playground, and picnic area. Don't miss out on this opportunity to own your own piece of paradise. Call today to schedule a showing and start living the lake life you've been dreaming of!

19. 2025-09-17
    historical
20. 2025-05-27
    price $74,900
21. 2025-05-27
    price $74,900
22. 2025-05-27
    price $74,900
23. 2025-04-16
    price $79,900
24. 2025-04-16
    price $79,900
25. 2025-04-16
    price $79,900
26. 2025-03-18
    listed $85,000 New
27. 2025-03-18
    listed $85,000 Active
28. 2021-05-19
    soldstatus $41,500
29. 2020-09-04
    listed $42,000
30. 2016-12-08
    soldstatus $35,000

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $671 · $56/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 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: $9,206
• − Mortgage interest: −$3,753
• − Property taxes: −$671
• − Insurance: −$335
• − Repairs & maintenance: −$736
• − Management: −$736
• − Depreciation: −$1,949
• Taxable income: $1,025
• Est. tax owed @ 24.0%: −$246
• After-tax cash flow: $1,805/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

+91.4% since first listed

15 events — show timeline

• 2026-04-28 Price Changed $67,000 EBOR
• 2026-03-20 Price Changed $69,900 EBOR
• 2025-10-03 Listed $74,900 EBOR
• 2025-09-17 Listing Removed — GAMLS
• 2025-05-27 Price Changed $74,900 EABOR
• 2025-05-27 Price Changed $74,900 CBOR
• 2025-05-27 Price Changed $74,900 GAMLS
• 2025-04-16 Price Changed $79,900 EABOR
• 2025-04-16 Price Changed $79,900 GAMLS
• 2025-04-16 Price Changed $79,900 CBOR
• 2025-03-18 Listed $85,000 EABOR
• 2025-03-18 Listed $85,000 GAMLS
• 2021-05-19 Sold (MLS) $41,500 CBOR
• 2020-09-04 Listed $42,000 CBOR
• 2016-12-08 Sold (Public Records) $35,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $671 · +4.3% YoY. Source: county tax records.