563 Kendricks Rd · Pembroke, GA 30415

$149,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 19 Days on market

Built 1991 2.21 ac 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come and explore this fantastic property! This 1991 Fleetwood single-wide offers a wonderful opportunity for peaceful country living, situated on a sprawling 2.21-acre lot. The home features an inviting 16x20 living area addition, versatile enough to be utilized as a comfortable family room, a productive home office, or perhaps even a creative studio - the possibilities are endless! Enjoy morning coffee on the cozy front porch. With over two acres of land, there's ample space for gardening enthusiasts, those seeking a dedicated workshop, or simply those who cherish tranquil relaxation. Don't let this exceptional chance to own your own piece of land slip away - schedule your viewing today!

Key facts

• 2.21 acre lot
• Front porch
• Dedicated workshop

Tags

• 2.21 ACRE LOT
• 16X20 LIVING AREA ADDITION
• FRONT PORCH
• DEDICATED WORKSHOP

Property features AI

Finance

• Other: Lot approximately 2.21 acres; Located at 563 Kendricks Road, Brooklet, GA 30415
• HOA & community: No HOA

Exterior

• Parking: No designated parking
• Utilities: Well water; Septic tank; Electricity available; High-speed internet available; Water available
• Home design: Manufactured home (single family manufactured house); Resale property
• Construction: Built in 1991
• Exterior features: Vinyl siding; Other roof

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning; Electric cooling; Ceiling fan(s)
• Interior features: Other interior features; One-level (single-story) layout
• Laundry & utility: Laundry: Other; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.3% in Pembroke — 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 68/100 on livability (#144 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Bulloch County (rural): math 32% / reading 33% proficiency, ranked #85 of 174 in GA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stilson Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 444 students, 55% FRL); Southeast Bulloch Middle School (math 40% / reading 40%, grade F, #144 of 470 statewide, top 31%, 827 students, 43% FRL); Southeast Bulloch High School (math 32% / reading 32%, grade F, #110 of 424 statewide, top 28%, 1,156 students, 40% FRL).
• Market conditions: 70 active listings in the ZIP; solid renter incomes; 668 units permitted in Bulloch County in 2024 (6 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 $4k of value loss. Plan a longer hold.
• Bulloch County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 95% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,765 (1.5% below list)

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 D-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. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-12,058
• Equity at exit: $22,216

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $5,129
• Equity at exit: $12,883

Cash invested: $41,720 (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 30415

• Home prices YoY: -7.3%
• Active inventory: 70
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,543 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $189

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 83%

Sensitivity live

Price	-10% $292	-5% $241	+0% $189	+5% $138	+10% $86
Rent	-10% $67	-5% $128	+0% $189	+5% $250	+10% $311
Rate	-1.0pp $264	-0.5pp $227	base $189	+0.5pp $151	+1.0pp $112

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-15
   status $149,000 Pending 19 DOM
2. 2026-06-15
   days on market $149,000 Active 19 DOM
3. 2026-06-14
   days on market $149,000 Active 17 DOM
4. 2026-06-13
   days on market $149,000 Active 16 DOM
5. 2026-06-10
   days on market $149,000 Active 14 DOM
6. 2026-06-09
   days on market $149,000 Active 13 DOM
7. 2026-06-08
   days on market $149,000 Active 12 DOM
8. 2026-06-07
   days on market $149,000 Active 11 DOM
9. 2026-06-05
   days on market $149,000 Active 8 DOM
10. 2026-06-03
    days on market $149,000 Active 7 DOM
11. 2026-06-03
    days on market $149,000 Active 6 DOM
12. 2026-06-01
    days on market $149,000 Active 5 DOM
13. 2026-05-31
    days on market $149,000 Active 4 DOM
14. 2026-05-30
    days on market $149,000 Active 3 DOM
15. 2026-05-21
    listed $149,900 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,518
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$4,335
• Taxable loss: −$106
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $2,298/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: Bulloch County
• NCES district ID: 1300630
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $36,335
• Composite: 26.97/100
• National rank: #7074
• State rank: #85 of 174 in GA

Livability — Pembroke

• Score: 68/100
• State rank: #144
• US rank: #9707

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bulloch County · 73,507 people
• Metro: Statesboro, GA
• Population (ZIP): 6,343
• Household income: $76,895
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 237.0

Population outlook (Bulloch County) Hauer SSP2

• Today (2025): 79,935 people
• By 2030: 83,796 · +4.8%
• By 2040: 89,717 · +12.2%
• By 2050: 94,558 · +18.3%
• By 2075: 104,376 · +30.6%
• By 2100: 112,857 · +41.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 7% Black 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Serbian 4% Iranian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Bulloch

• 2024 margin: Strong R (+29.0) · D 35.3% · R 64.3%
• 2008→2024 swing: -9.8pp toward R · 2008: -19.2pp · 2024: -29.0pp
• All cycles: 2024: R+29.0 2020: R+23.7 2016: R+23.4 2012: R+19.1 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.07%
• Current HPI: 253.7079
• Rent YoY: —
• Metro: Statesboro, GA
• 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

1 event — show timeline

• 2026-05-21 Listed $149,900 GAMLS