1301 Floyd Dr · Crescent, GA 31331

$230,000

3 bd · 2.0 ba · 2,176 sqft · Manufactured public records · 70 Days on market

Built 2007 0.31 ac lot $106/sqft · 46% below area Est $429k · 46% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.0/10.0
• 1% rule +0.8/10.0

Listing remarks MLS

Here's your perfect weekend getaway, or investment opportunity in the sought-after Shellman Bluff community! Rich in coastal charm and history, this area is plentiful with Spanish moss-draped oak trees and a relaxed Georgia coast lifestyle. Boating enthusiasts will love the nearby marina, complete with dock and boat ramp for easy water access, less than a 30-minute boat ride to the Atlantic! This 2007 Horton Home (32x68, approx. 2,176 sq. ft.) offers 3 bedrooms and 2 full baths with a spacious layout. Located on .31 acre lot in the Highland Park Subdivision. The home provides a great layout including a split layout. Each bedroom has a walk-in closet and the primary offers an oversized walk-in closet. A covered shelter runs along the backside of the home offering parking and entertainment area. The covered front porch adds charm and creates a warm, welcoming entrance to the home. Being sold as-is..don't miss this opportunity to own a piece of the coast.

Key facts

• Covered front porch
• Dock and boat ramp
• Nearby marina

Tags

• SPANISH MOSS-DRAPED OAK TREES
• NEARBY MARINA
• DOCK AND BOAT RAMP
• WATER ACCESS
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (42.5% below list).
• Recommended offer: $132k (42.5% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 1.0% in Crescent — 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Mcintosh County (town): math 23% / reading 29% proficiency, ranked #118 of 174 in GA (top 68%) — 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.
• Zoned schools: Todd Grant Elementary School (math 24% / reading 23%, grade F, #790 of 1,228 statewide, top 65%, 667 students, 79% FRL); Mcintosh County Middle School (math 22% / reading 34%, grade F, #265 of 470 statewide, top 57%, 271 students, 79% FRL); Mcintosh Academy (math 30% / reading 34%, grade F, #109 of 424 statewide, top 26%, 395 students, 79% FRL).
• Market conditions: 293 active listings in the ZIP; 127 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• McIntosh County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.
• Current owner paid $88k; list at $230k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,321 (42.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.58% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.66%
• DSCR: 0.70
• GRM: 14.5

CMA / ARV

• ARV (median comp): $429,233
• List price: $230,000
• Delta: -46.42%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1179 Floyd Dr NE	0.13mi	4/2.5 (+1)	2,000 (-8%)	12mo	$161,000	$81	63

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: 18.7%
• Equity multiple: 2.52×
• Total profit: $98,204
• Equity at exit: $207,202

10-year hold

• IRR: 17.3%
• Equity multiple: 5.82×
• Total profit: $310,324
• Equity at exit: $446,839

Cash invested: $64,400 (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 31331

• Active inventory: 293
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-424

Break-even live

Break-even rent $1,860

Max offer price $155,093

Occupancy floor —

Sensitivity live

Price	-10% $-294	-5% $-359	+0% $-424	+5% $-489	+10% $-554
Rent	-10% $-529	-5% $-476	+0% $-424	+5% $-372	+10% $-319
Rate	-1.0pp $-308	-0.5pp $-366	base $-424	+0.5pp $-484	+1.0pp $-544

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $230,000 Active 70 DOM
2. 2026-06-19
   days on market $230,000 Active 68 DOM
3. 2026-06-18
   days on market $230,000 Active 67 DOM
4. 2026-06-17
   days on market $230,000 Active 66 DOM
5. 2026-06-16
   days on market $230,000 Active 65 DOM
6. 2026-06-15
   days on market $230,000 Active 64 DOM
7. 2026-06-14
   days on market $230,000 Active 62 DOM
8. 2026-06-13
   days on market $230,000 Active 61 DOM
9. 2026-06-10
   days on market $230,000 Active 59 DOM
10. 2026-06-09
    days on market $230,000 Active 58 DOM
11. 2026-06-08
    days on market $230,000 Active 57 DOM
12. 2026-06-07
    days on market $230,000 Active 56 DOM
13. 2026-06-05
    days on market $230,000 Active 53 DOM
14. 2026-06-03
    days on market $230,000 Active 52 DOM
15. 2026-06-02
    days on market $230,000 Active 51 DOM
16. 2026-06-01
    days on market $230,000 Active 50 DOM
17. 2026-05-31
    days on market $230,000 Active 49 DOM
18. 2026-05-30
    days on market $230,000 Active 48 DOM
19. 2026-04-09
    listed $230,000 New 967-char remark

    Show marketing remark (967 chars)

    Here's your perfect weekend getaway, or investment opportunity in the sought-after Shellman Bluff community! Rich in coastal charm and history, this area is plentiful with Spanish moss-draped oak trees and a relaxed Georgia coast lifestyle. Boating enthusiasts will love the nearby marina, complete with dock and boat ramp for easy water access, less than a 30-minute boat ride to the Atlantic! This 2007 Horton Home (32x68, approx. 2,176 sq. ft.) offers 3 bedrooms and 2 full baths with a spacious layout. Located on .31 acre lot in the Highland Park Subdivision. The home provides a great layout including a split layout. Each bedroom has a walk-in closet and the primary offers an oversized walk-in closet. A covered shelter runs along the backside of the home offering parking and entertainment area. The covered front porch adds charm and creates a warm, welcoming entrance to the home. Being sold as-is..don't miss this opportunity to own a piece of the coast.

20. 2020-07-27
    soldstatus $88,000
21. 2020-07-23
    soldstatus $88,000 348-char remark

    Show marketing remark (348 chars)

    Very Well Kept Home - New Metal Roof - All Appliances included - Large Lean-to Shelter - Landscaped Yard - 2007 32X68 , 3 bed 2 bath Horton Mobile Home , 0.325 Acre Lot, Gravel Driveway, New Metal Roof 2018, All Appliances in great condition! Owner is a Georgia Real Estate Broker License #289727 Rhett Blount/Owner Broker DRB Realty GA Lic #289727

22. 2019-03-15
    historical
23. 2018-09-28
    listed $100,000
24. 2007-07-17
    soldstatus $20,000

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$905/yr (+$75/mo · 74.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 92% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,879
• − Mortgage interest: −$12,884
• − Property taxes: −$1,211
• − Insurance: −$1,948
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$6,691
• Taxable loss: −$9,395
• Est. tax savings @ 24.0%: +$2,255
• After-tax cash flow: $-2,834/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: Mcintosh County
• NCES district ID: 1303600
• Math proficiency: 23% ▬ 0.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $41,742
• Composite: 22.08/100
• National rank: #8188
• State rank: #118 of 174 in GA

Livability — Crescent

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

Census & demographics

• Population (ZIP): 5,997

Population outlook (McIntosh County) Hauer SSP2

• Today (2025): 12,922 people
• By 2030: 12,156 · -5.9%
• By 2040: 10,332 · -20.0%
• By 2050: 8,526 · -34.0%
• By 2075: 5,506 · -57.4%
• By 2100: 3,635 · -71.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 28% Two or more races 6%
• Common ancestry: Italian 1% French 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · McIntosh

• 2024 margin: Strong R (+28.6) · D 35.5% · R 64.1%
• 2008→2024 swing: -22.6pp toward R · 2008: -6.0pp · 2024: -28.6pp
• All cycles: 2024: R+28.6 2020: R+21.0 2016: R+20.1 2012: R+8.6 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.75%
• Current HPI: 329.1351
• 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

+1050.0% since first listed

6 events — show timeline

• 2026-04-09 Listed $230,000 GAMLS
• 2020-07-27 Sold (Public Records) $88,000 Public Records
• 2020-07-23 Sold (MLS) $88,000 GAMLS
• 2019-03-15 Listing Removed — GAMLS
• 2018-09-28 Listed $100,000 GAMLS
• 2007-07-17 Sold (Public Records) $20,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,211 · +12.7% YoY. Source: county tax records.