929 Oak Grove Rd · Glennville, GA 30427

$169,000

3 bd · 2.0 ba · 1,127 sqft · SingleFamily · 24 Days on market

Built 2026 Excellent condition 1.00 ac lot

---

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).

• Cash flow +13.1/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Brand new 2026 ScotBilt single wide mobile home situated on 1 full acre and built to meet all financing standards. This move-in ready home features 3 bedrooms, 2 bathrooms, and full sheetrock walls throughout, offering a modern residential feel with quality craftsmanship. Property includes a private septic system and community well for added convenience. Spacious lot provides plenty of room for outdoor living, recreation, or future improvements. Home is available for a quick close, making it a great opportunity for buyers seeking new construction with country living appeal. Seller is offering $4,500 toward buyer closing costs.

Key facts

• New construction
• Spacious lot
• Outdoor living

Tags

• PRIVATE SEPTIC SYSTEM
• COMMUNITY WELL
• SPACIOUS LOT
• OUTDOOR LIVING
• NEW CONSTRUCTION
• COUNTRY LIVING APPEAL

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: See remarks
• Utilities: Electricity connected; Electric on property; Septic tank
• Home design: Manufactured house; Single-story; Residential single family
• Construction: Vinyl siding, wood siding, frame and plaster construction; Shingle roof; Pillar/post/pier foundation; Built as manufactured housing
• Exterior features: Storm door(s); Has a view; No fencing

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Total rooms: 8
• Flooring: See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Double-pane windows; TV antenna

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-6 ($-66/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (12.9% below list).
• Recommended offer: $147k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Glennville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#280 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D+, schools F, amenities F.
• Tattnall County (rural): math 29% / reading 28% proficiency, ranked #103 of 174 in GA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 76 active listings in the ZIP; 46 units permitted in Tattnall 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.
• Tattnall County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Recommended offer $147,138 (12.9% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 9.6

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-27,715
• Equity at exit: $25,198

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-24,497
• Equity at exit: $14,612

Cash invested: $47,320 (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 30427

• Home prices YoY: -7.3%
• Active inventory: 76
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-6

Break-even live

Break-even rent $1,478

Max offer price $168,200

Occupancy floor 95%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $169,000 Active 24 DOM
2. 2026-06-18
   days on market $169,000 Active 23 DOM
3. 2026-06-17
   days on market $169,000 Active 22 DOM
4. 2026-06-16
   days on market $169,000 Active 21 DOM
5. 2026-06-15
   days on market $169,000 Active 20 DOM
6. 2026-06-14
   days on market $169,000 Active 18 DOM
7. 2026-06-13
   days on market $169,000 Active 17 DOM
8. 2026-06-10
   days on market $169,000 Active 15 DOM
9. 2026-06-09
   days on market $169,000 Active 14 DOM
10. 2026-06-08
    days on market $169,000 Active 13 DOM
11. 2026-06-07
    days on market $169,000 Active 12 DOM
12. 2026-06-05
    days on market $169,000 Active 9 DOM
13. 2026-06-03
    days on market $169,000 Active 8 DOM
14. 2026-06-02
    days on market $169,000 Active 7 DOM
15. 2026-06-01
    days on market $169,000 Active 6 DOM
16. 2026-05-31
    days on market $169,000 Active 5 DOM
17. 2026-05-30
    days on market $169,000 Active 4 DOM
18. 2026-05-26
    listed $169,000 Active

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

Taxation est. · year 1

• Rental income: $17,657
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$4,916
• Taxable loss: −$2,931
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $637/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.

Condition & rehab AI · 13 photos

Excellent 100/100 None rehab

This move-in ready home is in excellent condition with no visible repairs or maintenance needed. It offers a modern residential feel with quality craftsmanship and ample outdoor living space.

Value-add opportunities

• Both Painting the exterior siding and trim — Painting the exterior siding and trim can enhance the curb appeal and increase the home's resale and rental value.
• Both Landscaping the front yard — Landscaping the front yard can enhance the curb appeal and increase the home's resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding and trim — Painting the exterior siding and trim can enhance the curb appeal and increase the home's resale and rental value. ↑
• Both Landscaping the front yard — Landscaping the front yard can enhance the curb appeal and increase the home's resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Tattnall County
• NCES district ID: 1304770
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 28% ▼ -1.00%
• Median HH income: $36,214
• Composite: 23.65/100
• National rank: #7843
• State rank: #103 of 174 in GA

Livability — Glennville

• Score: 63/100
• State rank: #280
• US rank: #15005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,892

Population outlook (Tattnall County) Hauer SSP2

• Today (2025): 24,831 people
• By 2030: 24,823 · +-0.0%
• By 2040: 25,225 · +1.6%
• By 2050: 25,678 · +3.4%
• By 2075: 24,210 · -2.5%
• By 2100: 21,404 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 23% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Tattnall

• 2024 margin: Solid R (+53.4) · D 23.1% · R 76.5%
• 2008→2024 swing: -11.8pp toward R · 2008: -41.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+48.8 2016: R+49.6 2012: R+42.2 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.04%
• Current HPI: 240.8632
• 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

1 event — show timeline

• 2026-05-26 Listed $169,000 HABR