5733 Raven Gray Ln · Donalsonville, GA 39845

$29,900

3 bd · 2.0 ba · 1,718 sqft · Other · 48 Days on market

Built 2003 0.50 ac lot $17/sqft · 79% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ultimate privacy, enjoy the country setting of this 3-bedroom manufactured home surrounded by farms and fields. Great purchase for a first-time homebuyer or investment opportunity! The traditional floorplan features a living room, separate dining room, and family room with fireplace. Central HVAC. Positioned on 1/2 acre of property, there is a lot of potential and freedom for creating your own space. Home is being sold AS-IS with a motivated seller. Schedule your showing and make us an offer today!

Key facts

• Outdoor use
• Expansion potential
• Customization

Tags

• SPACIOUS LOT
• OUTDOOR USE
• EXPANSION POTENTIAL
• CUSTOMIZATION

Property features AI

Finance

• Other: Lot is approximately 0.5 acre (level); Living/ building area recorded as 1,718 square feet
• Financial info: Listing available for cash or other terms
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water available; Public sewer; Water available
• Home design: Manufactured home / Single-family residence; Manufactured house structure; Built in 2003
• Construction: Vinyl siding exterior; Roof described as Other; Built in 2003
• Exterior features: Level lot

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms on the main level
• Flooring: Flooring described as Other
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Heating present (type: Other); Cooling present (type: Other)
• Interior features: One-level layout; Fixer condition; No appliances included; Laundry area present; No fireplaces
• Laundry & utility: Laundry features indicated (details not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $904 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#93 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Seminole County (rural): math 26% / reading 31% proficiency, ranked #108 of 174 in GA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP; 4 units permitted in Seminole County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Seminole County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $25k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 4.58% ✓
• Cap rate: 42.57%
• Cash-on-cash: 129.56%
• DSCR: 6.76
• GRM: 1.8

CMA / ARV

• ARV (median comp): $144,709
• List price: $29,900
• Delta: -79.34%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.30×
• Total profit: $52,728
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 15.34×
• Total profit: $120,057
• Equity at exit: $2,585

Cash invested: $8,372 (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 39845

• Home prices YoY: -6.8%
• Active inventory: 22
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$9 /mo · $105/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $904

Break-even live

Break-even rent $225

Max offer price $29,900

Occupancy floor 29%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $29,900 Active 48 DOM
2. 2026-06-17
   days on market $29,900 Active 47 DOM
3. 2026-06-16
   days on market $29,900 Active 46 DOM
4. 2026-06-15
   days on market $29,900 Active 45 DOM
5. 2026-06-13
   days on market $29,900 Active 43 DOM
6. 2026-06-12
   days on market $29,900 Active 42 DOM
7. 2026-06-09
   days on market $29,900 Active 39 DOM
8. 2026-06-08
   days on market $29,900 Active 38 DOM
9. 2026-06-07
   days on market $29,900 Active 37 DOM
10. 2026-06-07
    days on market $29,900 Active 36 DOM
11. 2026-06-04
    days on market $29,900 Active 33 DOM
12. 2026-06-02
    days on market $29,900 Active 32 DOM
13. 2026-06-01
    days on market $29,900 Active 31 DOM
14. 2026-05-31
    days on market $29,900 Active 30 DOM
15. 2026-05-31
    days on market $29,900 Active 29 DOM
16. 2026-05-11
    price $39,900 702-char remark
17. 2026-05-01
    listed $55,000 New 702-char remark
18. 2025-05-23
    soldstatus $93,000
19. 2025-05-19
    soldstatus $93,000 Sold 503-char remark

    Show marketing remark (503 chars)

    Ultimate privacy, enjoy the country setting of this 3-bedroom manufactured home surrounded by farms and fields. Great purchase for a first-time homebuyer or investment opportunity! The traditional floorplan features a living room, separate dining room, and family room with fireplace. Central HVAC. Positioned on 1/2 acre of property, there is a lot of potential and freedom for creating your own space. Home is being sold AS-IS with a motivated seller. Schedule your showing and make us an offer today!

20. 2025-04-03
    historical Active Under Contract 503-char remark

    Show marketing remark (503 chars)

    Ultimate privacy, enjoy the country setting of this 3-bedroom manufactured home surrounded by farms and fields. Great purchase for a first-time homebuyer or investment opportunity! The traditional floorplan features a living room, separate dining room, and family room with fireplace. Central HVAC. Positioned on 1/2 acre of property, there is a lot of potential and freedom for creating your own space. Home is being sold AS-IS with a motivated seller. Schedule your showing and make us an offer today!

21. 2025-03-05
    price $92,000 503-char remark

    Show marketing remark (503 chars)

    Ultimate privacy, enjoy the country setting of this 3-bedroom manufactured home surrounded by farms and fields. Great purchase for a first-time homebuyer or investment opportunity! The traditional floorplan features a living room, separate dining room, and family room with fireplace. Central HVAC. Positioned on 1/2 acre of property, there is a lot of potential and freedom for creating your own space. Home is being sold AS-IS with a motivated seller. Schedule your showing and make us an offer today!

22. 2025-02-10
    status Back On Market 503-char remark

    Show marketing remark (503 chars)

    Ultimate privacy, enjoy the country setting of this 3-bedroom manufactured home surrounded by farms and fields. Great purchase for a first-time homebuyer or investment opportunity! The traditional floorplan features a living room, separate dining room, and family room with fireplace. Central HVAC. Positioned on 1/2 acre of property, there is a lot of potential and freedom for creating your own space. Home is being sold AS-IS with a motivated seller. Schedule your showing and make us an offer today!

23. 2025-01-31
    historical Active Under Contract 503-char remark

    Show marketing remark (503 chars)

    Ultimate privacy, enjoy the country setting of this 3-bedroom manufactured home surrounded by farms and fields. Great purchase for a first-time homebuyer or investment opportunity! The traditional floorplan features a living room, separate dining room, and family room with fireplace. Central HVAC. Positioned on 1/2 acre of property, there is a lot of potential and freedom for creating your own space. Home is being sold AS-IS with a motivated seller. Schedule your showing and make us an offer today!

24. 2025-01-14
    price $95,000 503-char remark

    Show marketing remark (503 chars)

    Ultimate privacy, enjoy the country setting of this 3-bedroom manufactured home surrounded by farms and fields. Great purchase for a first-time homebuyer or investment opportunity! The traditional floorplan features a living room, separate dining room, and family room with fireplace. Central HVAC. Positioned on 1/2 acre of property, there is a lot of potential and freedom for creating your own space. Home is being sold AS-IS with a motivated seller. Schedule your showing and make us an offer today!

25. 2024-12-20
    price $103,000 503-char remark

    Show marketing remark (503 chars)

    Ultimate privacy, enjoy the country setting of this 3-bedroom manufactured home surrounded by farms and fields. Great purchase for a first-time homebuyer or investment opportunity! The traditional floorplan features a living room, separate dining room, and family room with fireplace. Central HVAC. Positioned on 1/2 acre of property, there is a lot of potential and freedom for creating your own space. Home is being sold AS-IS with a motivated seller. Schedule your showing and make us an offer today!

26. 2024-12-09
    price $110,000 503-char remark

    Show marketing remark (503 chars)

    Ultimate privacy, enjoy the country setting of this 3-bedroom manufactured home surrounded by farms and fields. Great purchase for a first-time homebuyer or investment opportunity! The traditional floorplan features a living room, separate dining room, and family room with fireplace. Central HVAC. Positioned on 1/2 acre of property, there is a lot of potential and freedom for creating your own space. Home is being sold AS-IS with a motivated seller. Schedule your showing and make us an offer today!

27. 2024-11-27
    listed $139,900 New 503-char remark

    Show marketing remark (503 chars)

    Ultimate privacy, enjoy the country setting of this 3-bedroom manufactured home surrounded by farms and fields. Great purchase for a first-time homebuyer or investment opportunity! The traditional floorplan features a living room, separate dining room, and family room with fireplace. Central HVAC. Positioned on 1/2 acre of property, there is a lot of potential and freedom for creating your own space. Home is being sold AS-IS with a motivated seller. Schedule your showing and make us an offer today!

28. 2023-03-07
    soldstatus $75,000
29. 2020-07-10
    soldstatus $21,000

    Show marketing remark (214 chars)

    3 bedroom 2 bath mobile home located in the country with storage building, and dog kennel. Needs a little work, but would make perfect starter home or investment property. Contact agent today to view this property.

30. 2020-06-04
    listed $19,900

    Show marketing remark (214 chars)

    3 bedroom 2 bath mobile home located in the country with storage building, and dog kennel. Needs a little work, but would make perfect starter home or investment property. Contact agent today to view this property.

ⓘ 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: $105 · $9/mo
• Projected year-2 tax: $275 · $23/mo
• Expected delta: +$171/yr (+$14/mo · 163.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,433
• − Mortgage interest: −$1,675
• − Property taxes: −$105
• − Insurance: −$150
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$870
• Taxable income: $11,005
• Est. tax owed @ 24.0%: −$2,641
• After-tax cash flow: $8,205/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: Seminole County
• NCES district ID: 1304530
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 31% ▼ -12.00%
• Median HH income: $32,870
• Composite: 23.31/100
• National rank: #7918
• State rank: #108 of 174 in GA

Livability — Donalsonville

• Score: 70/100
• State rank: #93
• US rank: #7445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,155

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 8,106 people
• By 2030: 7,748 · -4.4%
• By 2040: 6,975 · -14.0%
• By 2050: 6,198 · -23.5%
• By 2075: 4,592 · -43.4%
• By 2100: 2,953 · -63.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 35% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+40.4) · D 29.7% · R 70.2%
• 2008→2024 swing: -24.0pp toward R · 2008: -16.4pp · 2024: -40.4pp
• All cycles: 2024: R+40.4 2020: R+34.9 2016: R+32.3 2012: R+20.4 2008: R+16.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.93%
• Current HPI: 164.1565
• 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

+50.3% since first listed

16 events — show timeline

• 2026-05-20 Price Changed $29,900 GAMLS
• 2026-05-11 Price Changed $39,900 GAMLS
• 2026-05-01 Listed $55,000 GAMLS
• 2025-05-23 Sold (Public Records) $93,000 Public Records
• 2025-05-19 Sold (MLS) $93,000 GAMLS
• 2025-04-03 Contingent — GAMLS
• 2025-03-05 Price Changed $92,000 GAMLS
• 2025-02-10 Relisted — GAMLS
• 2025-01-31 Contingent — GAMLS
• 2025-01-14 Price Changed $95,000 GAMLS
• 2024-12-20 Price Changed $103,000 GAMLS
• 2024-12-09 Price Changed $110,000 GAMLS
• 2024-11-27 Listed $139,900 GAMLS
• 2023-03-07 Sold (Public Records) $75,000 Public Records
• 2020-07-10 Sold (MLS) $21,000 SWGABOR
• 2020-06-04 Listed $19,900 SWGABOR

Property tax history

-8.1%/yr

Latest (2025): $105 · -19.5% YoY. Source: county tax records.