188 Whispering Pines Blvd · Georgetown-Quitman County, GA 39854

$75,900

1 bd · 1.0 ba · 620 sqft · Manufactured · 390 Days on market

Built 1991 Good condition 4,792 sqft lot $122/sqft · 5% below area Est $80k · 5% under

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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 +19.6/30.0
• ARV discount +9.8/15.0
• Appreciation +7.0/10.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

PERFECT retirement or weekend home in GATED LAKE community! This one bedroom/one bath is located on a huge CORNER lot with spacious deck! Home has large Florida room with new flooring, eat in kitchen/dining, and metal roof. Home is being sold partially furnished. Whispering Pines has HOA of $125 per month but includes water, sewage, garbage, & lawn maintenance! Community dock, clubhouse, pool, picnic area, & playground. ENJOY!

Key facts

• Metal roof
• Gated lake community
• Eat in kitchen

Tags

• GATED LAKE COMMUNITY
• CORNER LOT
• FLORIDA ROOM
• EAT IN KITCHEN
• METAL ROOF
• COMMUNITY DOCK

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $76k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($775 rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.9% in Georgetown-Quitman County — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Quitman County (town): math 10% / reading 15% proficiency, ranked #184 of 187 in GA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 78 active listings in the ZIP; 12 units permitted in Quitman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($525 loan paydown + $3k appreciation (4.1% local appreciation)).
• Quitman County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, 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 390 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $66,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 390 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. 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: 1.02% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $80,000
• List price: $75,900
• Delta: -5.12%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Whispering Pnes	0.35mi	2/1.0 (+1)	542 (-13%)	13mo	$77,500	$143	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.90×
• Total profit: $19,153
• Equity at exit: $38,804

10-year hold

• IRR: 15.9%
• Equity multiple: 3.60×
• Total profit: $55,174
• Equity at exit: $63,725

Cash invested: $21,252 (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 39854

• Home prices YoY: 2.4%
• Active inventory: 78
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $775 medium
• Mortgage (P&I): −$398
• Tax est. 1.5%: −$95 /mo · $1,138/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $88

Break-even live

Break-even rent $664

Max offer price $75,900

Occupancy floor 84%

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-23
   price $75,900 441-char remark

   Show marketing remark (441 chars)

   PERFECT retirement or weekend home in GATED LAKE community! This one bedroom/one bath is located on a huge CORNER lot with spacious deck! Home has large Florida room with new flooring, eat in kitchen/dining, and metal roof. Home is being sold partially furnished. Whispering Pines has HOA of $125 per month but includes water, sewage, garbage, & lawn maintenance! Community dock, clubhouse, pool, picnic area, & playground. ENJOY!

2. 2025-05-02
   listed $77,900 Active 441-char remark

   Show marketing remark (441 chars)

   PERFECT retirement or weekend home in GATED LAKE community! This one bedroom/one bath is located on a huge CORNER lot with spacious deck! Home has large Florida room with new flooring, eat in kitchen/dining, and metal roof. Home is being sold partially furnished. Whispering Pines has HOA of $125 per month but includes water, sewage, garbage, & lawn maintenance! Community dock, clubhouse, pool, picnic area, & playground. ENJOY!

3. 2023-02-14
   soldstatus Closed 409-char remark

   Show marketing remark (409 chars)

   PERFECT retirement or weekend home in GATED LAKE community! This one bedroom/one bath is located on a huge CORNER lot with spacious deck! Home has large Florida room with new tile flooring, eat in kitchen/dining, and metal roof. Whispering Pines has HOA of $110.50 per month but includes water, sewage, garbage, & lawn maintenance! Community dock, clubhouse, pool, picnic area, & playground. ENJOY!

4. 2023-01-10
   historical Active Under Contract 409-char remark

   Show marketing remark (409 chars)

   PERFECT retirement or weekend home in GATED LAKE community! This one bedroom/one bath is located on a huge CORNER lot with spacious deck! Home has large Florida room with new tile flooring, eat in kitchen/dining, and metal roof. Whispering Pines has HOA of $110.50 per month but includes water, sewage, garbage, & lawn maintenance! Community dock, clubhouse, pool, picnic area, & playground. ENJOY!

5. 2022-05-23
   listed $73,900 Active 409-char remark

   Show marketing remark (409 chars)

   PERFECT retirement or weekend home in GATED LAKE community! This one bedroom/one bath is located on a huge CORNER lot with spacious deck! Home has large Florida room with new tile flooring, eat in kitchen/dining, and metal roof. Whispering Pines has HOA of $110.50 per month but includes water, sewage, garbage, & lawn maintenance! Community dock, clubhouse, pool, picnic area, & playground. ENJOY!

ⓘ 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: $9,304
• − Mortgage interest: −$4,252
• − Property taxes: −$1,138
• − Insurance: −$380
• − Repairs & maintenance: −$744
• − Management: −$744
• − Depreciation: −$2,208
• Taxable loss: −$162
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $1,095/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 · 12 photos

Good 75/100 Cosmetic rehab

This manufactured home in Whispering Pines is in good condition with minimal repairs needed. It offers a spacious deck and a large Florida room, making it an ideal retirement or weekend home.

Value-add opportunities

• Resale paint exterior siding — Fresh paint can enhance curb appeal and home value
• Resale replace window blinds — New blinds can improve the home's appearance and energy efficiency
• Both update kitchen appliances — Modern appliances can increase both resale and rental value
• Both install new flooring in kitchen and bathrooms — New flooring can improve the home's appearance and increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior siding — Fresh paint can enhance curb appeal and home value ↑
• Resale replace window blinds — New blinds can improve the home's appearance and energy efficiency ↑
• Both update kitchen appliances — Modern appliances can increase both resale and rental value ↑
• Both install new flooring in kitchen and bathrooms — New flooring can improve the home's appearance and increase both 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: Quitman County
• NCES district ID: 1304290
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 15% ▲ 5.00%
• Median HH income: $32,082
• Composite: 13.53/100
• National rank: #14489
• State rank: #184 of 187 in GA

Livability — Georgetown-Quitman County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Georgetown-Quitman County, GA
• City population: 2,407
• Population (ZIP): 2,295

Population outlook (Quitman County) Hauer SSP2

• Today (2025): 1,977 people
• By 2030: 1,789 · -9.5%
• By 2040: 1,445 · -26.9%
• By 2050: 1,148 · -41.9%
• By 2075: 590 · -70.2%
• By 2100: 328 · -83.4%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: White 49% Black 48% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Serbian 1% Iranian 1%
• Foreign-born: 0% · Canada, Jamaica

Political lean MEDSL · Quitman

• 2024 margin: R (+15.4) · D 42.1% · R 57.5%
• 2008→2024 swing: -23.3pp toward R · 2008: 7.9pp · 2024: -15.4pp
• All cycles: 2024: R+15.4 2020: R+9.7 2016: R+10.9 2012: D+9.1 2008: D+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.07%
• Current HPI: 172.7909
• 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

+2.7% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $75,900 EBOR
• 2025-05-02 Listed $77,900 EBOR
• 2023-02-14 Sold (MLS) — EBOR
• 2023-01-10 Contingent — EBOR
• 2022-05-23 Listed $73,900 EBOR