2748 Pine Forest Dr · Dearing, GA 30808

$85,000

3 bd · 2.0 ba · 1,848 sqft · SingleFamily public records · 17 Days on market

Built 2004 1.05 ac lot $46/sqft · 71% below area ↓ 11% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Great location convenient to Fort Gordon and Augusta. This 4 bedroom 2 bath double wide is located in The Pines. This lot is secluded and private has fence around mobile home and the lot extends back to the Augusta Highway. The home has been repainted, new carpet, new vinyl floor in Dining Room and Baths, Kitchen has stove and dishwasher, new cabinets, counter tops, spice rack and pantry. Family Room has fireplace with wood insert. The owners bedroom has a sitting area that could be used as a reading nook, office or nursery. All bedrooms have large closets.

Key facts

• Fenced yard
• Large closets
• Cozy fireplace

Tags

• FENCED YARD
• COZY FIREPLACE
• SECLUDED PRIVATE SETTING
• SEPARATE SITTING AREA
• LARGE CLOSETS

Property features AI

Finance

• Other: Property type: Residential; Zoning: R; Lot size: 1.05 acres

Exterior

• Parking: Unpaved parking; No garage
• Utilities: Public water; Septic tank; Cable available; Water available
• Home design: Manufactured home; One level; Entry level: 1; Single-story
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation; Built as a manufactured home
• Exterior features: Fenced yard; Level and wooded lot; Has a view; No patio or porch listed; Lot dimensions approximately 150 x 285

Interior

• Kitchen: Kitchen island; Pantry; Electric water heater
• Bedrooms: Total rooms: 8
• Flooring: See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Has heating; No central cooling
• Interior features: Walk-in closet(s); Kitchen island; Pantry; Fireplace insert; Fireplaces
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#448 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment C-, crime D-, amenities F.
• Mcduffie County (rural): math 12% / reading 19% proficiency, ranked #156 of 174 in GA (top 90%) — 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.
• Zoned schools: Dearing Elementary School (math 27% / reading 27%, grade F, #689 of 1,228 statewide, top 58%, 441 students, 88% FRL); Thomson-Mcduffie Middle School (math 9% / reading 20%, grade F, #403 of 470 statewide, top 86%, 782 students, 89% FRL); Thomson High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 986 students, 89% FRL) — zoned schools average 89% FRL vs 65% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 64 units permitted in McDuffie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($588 loan paydown + $6k appreciation (7.5% local appreciation)).
• McDuffie County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 17 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (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 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?
3. 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?
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: 1.84% ✓
• Cap rate: 15.96%
• Cash-on-cash: 34.53%
• DSCR: 2.54
• GRM: 4.5

CMA / ARV

• ARV (median comp): $291,813
• List price: $85,000
• Delta: -70.87%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

7.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.1%
• Equity multiple: 4.19×
• Total profit: $75,930
• Equity at exit: $61,698

10-year hold

• IRR: 42.8%
• Equity multiple: 8.89×
• Total profit: $187,885
• Equity at exit: $119,822

Cash invested: $23,800 (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 30808

• Home prices YoY: 2.8%
• Active inventory: 23
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $685

Break-even live

Break-even rent $695

Max offer price $85,000

Occupancy floor 51%

Sensitivity live

Price	-10% $733	-5% $709	+0% $685	+5% $661	+10% $637
Rent	-10% $561	-5% $623	+0% $685	+5% $747	+10% $808
Rate	-1.0pp $728	-0.5pp $707	base $685	+0.5pp $663	+1.0pp $640

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-11
   price $85,000 1020-char remark
2. 2026-05-11
   historical
3. 2026-04-13
   listed $90,000 Active
4. 2026-04-13
   listed $90,000 Active 1020-char remark
5. 2024-12-31
   soldstatus $181,000
6. 2019-07-17
   soldstatus $94,900
7. 2019-07-11
   soldstatus $94,900

   Show marketing remark (565 chars)

   Great location convenient to Fort Gordon and Augusta. This 4 bedroom 2 bath double wide is located in The Pines. This lot is secluded and private has fence around mobile home and the lot extends back to the Augusta Highway. The home has been repainted, new carpet, new vinyl floor in Dining Room and Baths, Kitchen has stove and dishwasher, new cabinets, counter tops, spice rack and pantry. Family Room has fireplace with wood insert. The owners bedroom has a sitting area that could be used as a reading nook, office or nursery. All bedrooms have large closets.

8. 2019-07-11
   soldstatus $94,900

   Show marketing remark (565 chars)

   Great location convenient to Fort Gordon and Augusta. This 4 bedroom 2 bath double wide is located in The Pines. This lot is secluded and private has fence around mobile home and the lot extends back to the Augusta Highway. The home has been repainted, new carpet, new vinyl floor in Dining Room and Baths, Kitchen has stove and dishwasher, new cabinets, counter tops, spice rack and pantry. Family Room has fireplace with wood insert. The owners bedroom has a sitting area that could be used as a reading nook, office or nursery. All bedrooms have large closets.

9. 2018-10-16
   listed $95,000

   Show marketing remark (565 chars)

   Great location convenient to Fort Gordon and Augusta. This 4 bedroom 2 bath double wide is located in The Pines. This lot is secluded and private has fence around mobile home and the lot extends back to the Augusta Highway. The home has been repainted, new carpet, new vinyl floor in Dining Room and Baths, Kitchen has stove and dishwasher, new cabinets, counter tops, spice rack and pantry. Family Room has fireplace with wood insert. The owners bedroom has a sitting area that could be used as a reading nook, office or nursery. All bedrooms have large closets.

10. 2018-10-16
    listed $95,000

    Show marketing remark (565 chars)

    Great location convenient to Fort Gordon and Augusta. This 4 bedroom 2 bath double wide is located in The Pines. This lot is secluded and private has fence around mobile home and the lot extends back to the Augusta Highway. The home has been repainted, new carpet, new vinyl floor in Dining Room and Baths, Kitchen has stove and dishwasher, new cabinets, counter tops, spice rack and pantry. Family Room has fireplace with wood insert. The owners bedroom has a sitting area that could be used as a reading nook, office or nursery. All bedrooms have large closets.

11. 2004-03-31
    soldstatus $95,000

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $818 · $68/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $18,747
• − Mortgage interest: −$4,761
• − Property taxes: −$818
• − Insurance: −$425
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$2,473
• Taxable income: $7,271
• Est. tax owed @ 24.0%: −$1,745
• After-tax cash flow: $6,474/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: Mcduffie County
• NCES district ID: 1303570
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $37,658
• Composite: 12.98/100
• National rank: #9570
• State rank: #156 of 174 in GA

Livability — Dearing

• Score: 58/100
• State rank: #448
• US rank: #21368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,302

Population outlook (McDuffie County) Hauer SSP2

• Today (2025): 20,590 people
• By 2030: 19,922 · -3.2%
• By 2040: 18,451 · -10.4%
• By 2050: 16,898 · -17.9%
• By 2075: 13,647 · -33.7%
• By 2100: 10,421 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 26% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Slovak 2% Portuguese 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · McDuffie

• 2024 margin: Strong R (+24.9) · D 37.4% · R 62.3%
• 2008→2024 swing: -10.0pp toward R · 2008: -14.9pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+19.1 2016: R+18.7 2012: R+15.0 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.50%
• Current HPI: 273.7709
• 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

-10.5% since first listed

13 events — show timeline

• 2026-06-05 Sold (MLS) $85,000 Hive MLS
• 2026-05-28 Pending — Hive MLS
• 2026-05-11 Price Changed $85,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-13 Listed $90,000 Hive MLS
• 2026-04-13 Listed $90,000 Hive MLS
• 2024-12-31 Sold (Public Records) $181,000 Public Records
• 2019-07-17 Sold (Public Records) $94,900 Public Records
• 2019-07-11 Sold (MLS) $94,900 Hive MLS
• 2019-07-11 Sold (MLS) $94,900 Hive MLS
• 2018-10-16 Listed $95,000 Hive MLS
• 2018-10-16 Listed $95,000 Hive MLS
• 2004-03-31 Sold (Public Records) $95,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $818 · -0.7% YoY. Source: county tax records.