17939 GA Hwy 169 · Claxton, GA 30417

$145,000

4 bd · 2.0 ba · 2,240 sqft · Manufactured public records · 273 Days on market

Built 2012 1.88 ac lot $65/sqft · 66% below area

---

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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! This 4-bedroom, 2-bath mobile home sits on 1.88 acres and features a spacious floor plan with a private master suite separate from the additional bedrooms. A new roof was installed in June 2024, adding peace of mind for the next owner. The property is being sold as-is and is currently tenant-occupied with a strong rental history, making it a great investment opportunity. Please allow 24 hours' notice for showings.

Key facts

• Private master suite
• New roof
• 1.88 acre lot

Tags

• PRIVATE MASTER SUITE
• NEW ROOF
• STRONG RENTAL HISTORY

🏷️ Possibly a rental listed for sale. The $145,000 price doesn't fit this home's estimated sale value (~$517,295) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#368 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Evans County (rural): math 13% / reading 19% proficiency, ranked #153 of 174 in GA (top 88%) — 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.
• Market conditions: 64 active listings in the ZIP; 26 units permitted in Evans 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 $4k of value loss. Plan a longer hold.
• Evans County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 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. 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?
5. Crime grade is D 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?
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: 1.05% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

• ARV (median comp): $517,295
• List price: $145,000
• Delta: -71.97%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,146
• Equity at exit: $21,620

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $19,070
• Equity at exit: $12,537

Cash invested: $40,600 (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 30417

• Home prices YoY: -11.3%
• Active inventory: 64
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,528 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $289

Break-even live

Break-even rent $1,163

Max offer price $145,000

Occupancy floor 76%

Sensitivity live

Price	-10% $371	-5% $330	+0% $289	+5% $248	+10% $206
Rent	-10% $168	-5% $228	+0% $289	+5% $349	+10% $409
Rate	-1.0pp $362	-0.5pp $325	base $289	+0.5pp $251	+1.0pp $213

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $145,000 Active 273 DOM
2. 2026-06-18
   days on market $145,000 Active 272 DOM
3. 2026-06-17
   days on market $145,000 Active 271 DOM
4. 2026-06-16
   days on market $145,000 Active 270 DOM
5. 2026-06-15
   days on market $145,000 Active 269 DOM
6. 2026-06-14
   days on market $145,000 Active 267 DOM
7. 2026-06-13
   days on market $145,000 Active 266 DOM
8. 2026-06-10
   days on market $145,000 Active 264 DOM
9. 2026-06-09
   days on market $145,000 Active 263 DOM
10. 2026-06-08
    days on market $145,000 Active 262 DOM
11. 2026-06-07
    days on market $145,000 Active 261 DOM
12. 2026-06-05
    days on market $145,000 Active 258 DOM
13. 2026-06-03
    days on market $145,000 Active 257 DOM
14. 2026-06-02
    days on market $145,000 Active 256 DOM
15. 2026-06-01
    days on market $145,000 Active 255 DOM
16. 2026-05-31
    days on market $145,000 Active 254 DOM
17. 2026-05-30
    days on market $145,000 Active 253 DOM
18. 2025-11-26
    price $145,000 436-char remark

    Show marketing remark (436 chars)

    Investor Special! This 4-bedroom, 2-bath mobile home sits on 1.88 acres and features a spacious floor plan with a private master suite separate from the additional bedrooms. A new roof was installed in June 2024, adding peace of mind for the next owner. The property is being sold as-is and is currently tenant-occupied with a strong rental history, making it a great investment opportunity. Please allow 24 hours' notice for showings.

19. 2025-09-19
    listed $154,000 New 436-char remark

    Show marketing remark (436 chars)

    Investor Special! This 4-bedroom, 2-bath mobile home sits on 1.88 acres and features a spacious floor plan with a private master suite separate from the additional bedrooms. A new roof was installed in June 2024, adding peace of mind for the next owner. The property is being sold as-is and is currently tenant-occupied with a strong rental history, making it a great investment opportunity. Please allow 24 hours' notice for showings.

20. 2018-09-14
    soldstatus $99,000
21. 2018-09-04
    soldstatus $99,000 723-char remark

    Show marketing remark (723 chars)

    Come to the Country! If You Enjoy Country Living, This Home is for YOU! This Spacious Home is Beautifully Situated on 1.88 Acres of Secluded Land. Built in 2012, this 2240 SF 4 Bedroom 2 Bathroom Charming Abode was Designed with You in Mind. Features Tall Ceilings, Room for Entertaining, Beautiful Country Kitchen, Wood Trim Throughout, Tile Flooring, Spacious Master Suite, And So Much More. Enjoy the Rutabagas, Mustards, & Turnips Year Round in Your Very Own Garden. Exterior Features Fenced-In Backyard & Building Equipped for Outdoor Storage. Home Features a Brick Foundation for Easy Financing. Convenient to I-16, Statesboro, & Ft Stewart. Some People Call This Place Paradise, You Can Call it Home!

22. 2018-05-07
    listed $129,900 723-char remark

    Show marketing remark (723 chars)

    Come to the Country! If You Enjoy Country Living, This Home is for YOU! This Spacious Home is Beautifully Situated on 1.88 Acres of Secluded Land. Built in 2012, this 2240 SF 4 Bedroom 2 Bathroom Charming Abode was Designed with You in Mind. Features Tall Ceilings, Room for Entertaining, Beautiful Country Kitchen, Wood Trim Throughout, Tile Flooring, Spacious Master Suite, And So Much More. Enjoy the Rutabagas, Mustards, & Turnips Year Round in Your Very Own Garden. Exterior Features Fenced-In Backyard & Building Equipped for Outdoor Storage. Home Features a Brick Foundation for Easy Financing. Convenient to I-16, Statesboro, & Ft Stewart. Some People Call This Place Paradise, You Can Call it Home!

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $1,334 · $111/mo
• Expected delta: +$157/yr (+$13/mo · 13.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,341
• − Mortgage interest: −$8,122
• − Property taxes: −$1,177
• − Insurance: −$725
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$4,218
• Taxable income: $1,164
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $3,183/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: Evans County
• NCES district ID: 1302070
• Math proficiency: 13% ▼ -16.00%
• Reading proficiency: 19% ▼ -10.00%
• Median HH income: $38,397
• Composite: 13.47/100
• National rank: #9520
• State rank: #153 of 174 in GA

Livability — Claxton

• Score: 60/100
• State rank: #368
• US rank: #18772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,167

Population outlook (Evans County) Hauer SSP2

• Today (2025): 10,146 people
• By 2030: 9,833 · -3.1%
• By 2040: 9,202 · -9.3%
• By 2050: 8,554 · -15.7%
• By 2075: 7,123 · -29.8%
• By 2100: 5,471 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 26% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 12%

Political lean MEDSL · Evans

• 2024 margin: Solid R (+42.3) · D 28.6% · R 71.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -28.2pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+36.8 2016: R+35.4 2012: R+28.1 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.98%
• Current HPI: 188.6367
• 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

+11.6% since first listed

5 events — show timeline

• 2025-11-26 Price Changed $145,000 GAMLS
• 2025-09-19 Listed $154,000 GAMLS
• 2018-09-14 Sold (Public Records) $99,000 Public Records
• 2018-09-04 Sold (MLS) $99,000 Hive MLS
• 2018-05-07 Listed $129,900 Hive MLS

Property tax history

+2.8%/yr

Latest (2025): $1,177 · +11.1% YoY. Source: county tax records.