825 Mccurdy Blvd · Manchester, GA 31816

$167,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 98 Days on market

Built 1967 0.30 ac lot $99/sqft · 14% below area Est $187k · 11% 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 +16.0/30.0
• ARV discount +12.4/15.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• 1% rule +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Welcome home to this charming single-family residence in the heart of Manchester. Built in 1967, this well-maintained home offers 1,680 square feet of comfortable living space with 3 spacious bedrooms and 2 full bathrooms. Inside, you'll find beautiful hardwood floors that add warmth and character throughout the home, along with a cozy fireplace that creates the perfect gathering space for relaxing evenings. The thoughtful layout provides both functionality and comfort for everyday living. Step outside to enjoy a fully fenced backyard-ideal for pets, outdoor entertaining, or simply enjoying your private outdoor space. Located in a great neighborhood with a welcoming community feel, this property also offers convenient proximity to local shops, dining, and amenities in town. Whether you're looking for your first home, downsizing, or adding to your investment portfolio, this property combines classic charm, comfort, and a fantastic location.

Key facts

• Great neighborhood
• Cozy fireplace
• Convenient proximity

Tags

• HARDWOOD FLOORS
• COZY FIREPLACE
• FULLY FENCED BACKYARD
• GREAT NEIGHBORHOOD
• CONVENIENT PROXIMITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $82 ($982/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (13.2% below list).
• Recommended offer: $145k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.1% in Manchester — 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 55/100 on livability (#525 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Meriwether County (rural): math 18% / reading 22% proficiency, ranked #144 of 174 in GA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 180 units permitted in Meriwether County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Meriwether County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000 (13.2% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (median comp): $187,332
• List price: $167,000
• Delta: -10.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Mccurdy Blvd	0.06mi	3/2.0	1,644 (-2%)	14mo	$157,500	$96	82
908 Mccurdy Blvd	0.06mi	3/2.0	1,840 (+10%)	12mo	$190,000	$103	71
794 Karen Dr	0.05mi	4/2.0 (+1)	1,530 (-9%)	9mo	$200,000	$131	70
915 Mccurdy Blvd	0.12mi	3/2.0	1,839 (+10%)	13mo	$200,000	$109	68
746 Sharon Dr	0.15mi	3/2.0	1,554 (-8%)	17mo	$150,000	$97	66
434 Parkman Dr	0.25mi	3/2.0	1,852 (+10%)	6mo	$188,400	$102	66
907 Mayes Way	0.10mi	2/2.0 (-1)	1,922 (+14%)	2mo	$219,900	$114	64
912 Karen Dr Unit 4.43 ACRES	0.19mi	3/2.5	1,890 (+12%)	11mo	$319,900	$169	60
623 Mayes Way	0.32mi	3/2.0	1,817 (+8%)	18mo	$150,000	$83	56
933 Linda Ln	0.26mi	3/2.0	1,492 (-11%)	17mo	$199,900	$134	55
511 Chafin Dr	0.59mi	3/2.0	1,726 (+3%)	16mo	$92,000	$53	54
504 Parkman Dr	0.23mi	2/2.0 (-1)	1,444 (-14%)	18mo	$165,000	$114	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 3.06×
• Total profit: $96,129
• Equity at exit: $150,447

10-year hold

• IRR: 22.7%
• Equity multiple: 6.96×
• Total profit: $278,921
• Equity at exit: $324,444

Cash invested: $46,760 (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 31816

• Home prices YoY: 8.7%
• Active inventory: 45
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $82

Break-even live

Break-even rent $1,346

Max offer price $167,000

Occupancy floor 89%

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Walker Ave Manchester, GA	4.0	2.5	1600	$1,450	$0.91	19d	1	0.79mi

Listing history 18 events

1. 2026-06-19
   days on market $167,000 Active 98 DOM
2. 2026-06-18
   days on market $167,000 Active 97 DOM
3. 2026-06-17
   days on market $167,000 Active 96 DOM
4. 2026-06-16
   days on market $167,000 Active 95 DOM
5. 2026-06-15
   days on market $167,000 Active 94 DOM
6. 2026-06-14
   days on market $167,000 Active 92 DOM
7. 2026-06-12
   days on market $167,000 Active 91 DOM
8. 2026-06-09
   days on market $167,000 Active 88 DOM
9. 2026-06-08
   days on market $167,000 Active 87 DOM
10. 2026-06-07
    days on market $167,000 Active 86 DOM
11. 2026-06-05
    days on market $167,000 Active 83 DOM
12. 2026-06-03
    days on market $167,000 Active 82 DOM
13. 2026-06-02
    days on market $167,000 Active 81 DOM
14. 2026-06-01
    days on market $167,000 Active 80 DOM
15. 2026-05-31
    days on market $167,000 Active 79 DOM
16. 2026-05-30
    statusdays on market $167,000 Active 78 DOM
17. 2026-03-11
    listed $176,000 New 962-char remark

    Show marketing remark (959 chars)

    Welcome home to this charming single-family residence in the heart of Manchester. Built in 1967, this well-maintained home offers 1,680 square feet of comfortable living space with 3 spacious bedrooms and 2 full bathrooms. Inside, you'll find beautiful hardwood floors that add warmth and character throughout the home, along with a cozy fireplace that creates the perfect gathering space for relaxing evenings. The thoughtful layout provides both functionality and comfort for everyday living. Step outside to enjoy a fully fenced backyard—ideal for pets, outdoor entertaining, or simply enjoying your private outdoor space. Located in a great neighborhood with a welcoming community feel, this property also offers convenient proximity to local shops, dining, and amenities in town. Whether you're looking for your first home, downsizing, or adding to your investment portfolio, this property combines classic charm, comfort, and a fantastic location.

18. 2026-03-11
    listed $176,000 Active 959-char remark

    Show marketing remark (959 chars)

    Welcome home to this charming single-family residence in the heart of Manchester. Built in 1967, this well-maintained home offers 1,680 square feet of comfortable living space with 3 spacious bedrooms and 2 full bathrooms. Inside, you'll find beautiful hardwood floors that add warmth and character throughout the home, along with a cozy fireplace that creates the perfect gathering space for relaxing evenings. The thoughtful layout provides both functionality and comfort for everyday living. Step outside to enjoy a fully fenced backyard—ideal for pets, outdoor entertaining, or simply enjoying your private outdoor space. Located in a great neighborhood with a welcoming community feel, this property also offers convenient proximity to local shops, dining, and amenities in town. Whether you're looking for your first home, downsizing, or adding to your investment portfolio, this property combines classic charm, comfort, and a fantastic location.

ⓘ 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: $1,420 · $118/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$116/yr (+$10/mo · 8.2%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$9,355
• − Property taxes: −$1,420
• − Insurance: −$835
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$4,858
• Taxable loss: −$1,852
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $1,426/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: Meriwether County
• NCES district ID: 1303630
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $36,287
• Composite: 16.59/100
• National rank: #9175
• State rank: #144 of 174 in GA

Livability — Manchester

• Score: 55/100
• State rank: #525
• US rank: #23555

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manchester, GA
• Population (ZIP): 4,872

Population outlook (Meriwether County) Hauer SSP2

• Today (2025): 19,554 people
• By 2030: 18,482 · -5.5%
• By 2040: 16,204 · -17.1%
• By 2050: 14,030 · -28.2%
• By 2075: 9,539 · -51.2%
• By 2100: 6,136 · -68.6%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 49% White 48% Two or more races 2%
• Common ancestry: Portuguese 1% Italian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Meriwether

• 2024 margin: Strong R (+25.5) · D 37.1% · R 62.6%
• 2008→2024 swing: -20.0pp toward R · 2008: -5.4pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+20.6 2016: R+15.4 2012: R+5.7 2008: R+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.75%
• Current HPI: 298.3716
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-11 Listed $176,000 CBOR
• 2026-03-11 Listed $176,000 GAMLS

Property tax history

+6.9%/yr

Latest (2025): $1,420 · -0.6% YoY. Source: county tax records.