1350 Kline Rd · Shady Dale, GA 31085

$199,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 16 Days on market

Built 1990 5.03 ac lot $187/sqft · 10% below area Est $222k · 10% 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 +12.1/15.0
• Appreciation +9.8/10.0
• Cash flow +6.8/30.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +1.0/10.0
• 1% rule +0.5/10.0

Listing remarks MLS

ESTATE SALE. SOLD AS-IS NO DISCLOSURES...PROBATE is COMPLETE w/ RETIRED TITLE!! Just Need a NEW BUYER!!! Looking for acres of Privacy in Jasper County?? This land is for Residential use located on a Private Road. There is already a MOBILE HOME that just needs cosmetic work. THE SELLER JUST PUT A BRAND NEW WELL PUMP SYSTEM IN ($4K VALUE)!!! NO PUBLIC WATER means NO WATER BILL!! New HVAC system. The acreage is a DREAAAAM w/ endless possibilities!! Farm, Horses, etc. Make it Your Own Serene Place of Peace!! Build your dream home, family compound, or enjoy tiny living in the mobile home that's already there. The Storage Container on the Property is New as well! CASH OR CONVENTIONAL! 20 miles of I-20 and east of Covington, 12 min. from Monticello, 20 minutes to Jackson Lake!! PLEASE LOCK ALL DOORS UPON LEAVING!!! WEISSMAN HOLDS TITLE WORK/PREFERRED CLOSING ATTY AND EM HOLDER

Key facts

• New metal roof
• Updated hvac system
• New skirting

Tags

• NEW METAL ROOF
• ENERGY EFFICIENT WINDOWS
• UPDATED HVAC SYSTEM
• FULLY SERVICED WELL
• FRESHLY PAINTED EXTERIOR
• NEW SKIRTING

Property features AI

Finance

• Other: Located on 5.03-acre lot
• Financial info: Listing accepts Cash, Conventional financing, and Other
• HOA & community: No HOA; No association fees

Exterior

• Parking: Assigned parking
• Security: No specific security features listed
• Utilities: Well water; Septic tank; Other utilities
• Home design: Manufactured home / Single-family residence; Resale property; Facing information not provided
• Construction: Built in 1990; Metal roof; Pillar/post/pier foundation; Other construction materials
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Family room
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (27.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (45.3% below list).
• Recommended offer: $109k (45.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#446 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+, employment B; Watch: crime F, amenities F, commute F.
• Jasper County (rural): math 24% / reading 30% proficiency, ranked #113 of 174 in GA (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jasper County Middle School (math 20% / reading 28%, grade F, #311 of 470 statewide, top 68%, 630 students, 58% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 13 active listings in the ZIP; 183 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (9.5% local appreciation)).
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $125k; list at $199k implies a 59% gain — meaningful room to come down on a strong offer.

Recommended offer $108,791 (45.3% 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. 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. Crime grade is F 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.55% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.74%
• DSCR: 0.70
• GRM: 15.2

CMA / ARV

• ARV (median comp): $221,650
• List price: $199,000
• Delta: -10.22%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

9.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.47×
• Total profit: $82,062
• Equity at exit: $172,601

10-year hold

• IRR: 17.2%
• Equity multiple: 5.59×
• Total profit: $255,600
• Equity at exit: $365,340

Cash invested: $55,720 (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 31085

• Home prices YoY: 3.4%
• Active inventory: 13
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-313

Break-even live

Break-even rent $1,484

Max offer price $143,702

Occupancy floor —

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-04
   listed $199,000 New 1308-char remark
2. 2024-02-06
   soldstatus $125,000
3. 2024-02-05
   soldstatus $125,000 Closed 882-char remark

   Show marketing remark (882 chars)

   ESTATE SALE. SOLD AS-IS NO DISCLOSURES...PROBATE is COMPLETE w/ RETIRED TITLE!! Just Need a NEW BUYER!!! Looking for acres of Privacy in Jasper County?? This land is for Residential use located on a Private Road. There is already a MOBILE HOME that just needs cosmetic work. THE SELLER JUST PUT A BRAND NEW WELL PUMP SYSTEM IN ($4K VALUE)!!! NO PUBLIC WATER means NO WATER BILL!! New HVAC system. The acreage is a DREAAAAM w/ endless possibilities!! Farm, Horses, etc. Make it Your Own Serene Place of Peace!! Build your dream home, family compound, or enjoy tiny living in the mobile home that's already there. The Storage Container on the Property is New as well! CASH OR CONVENTIONAL! 20 miles of I-20 and east of Covington, 12 min. from Monticello, 20 minutes to Jackson Lake!! PLEASE LOCK ALL DOORS UPON LEAVING!!! WEISSMAN HOLDS TITLE WORK/PREFERRED CLOSING ATTY AND EM HOLDER

4. 2024-02-05
   soldstatus $125,000 Sold

   Show marketing remark (882 chars)

   ESTATE SALE. SOLD AS-IS NO DISCLOSURES...PROBATE is COMPLETE w/ RETIRED TITLE!! Just Need a NEW BUYER!!! Looking for acres of Privacy in Jasper County?? This land is for Residential use located on a Private Road. There is already a MOBILE HOME that just needs cosmetic work. THE SELLER JUST PUT A BRAND NEW WELL PUMP SYSTEM IN ($4K VALUE)!!! NO PUBLIC WATER means NO WATER BILL!! New HVAC system. The acreage is a DREAAAAM w/ endless possibilities!! Farm, Horses, etc. Make it Your Own Serene Place of Peace!! Build your dream home, family compound, or enjoy tiny living in the mobile home that's already there. The Storage Container on the Property is New as well! CASH OR CONVENTIONAL! 20 miles of I-20 and east of Covington, 12 min. from Monticello, 20 minutes to Jackson Lake!! PLEASE LOCK ALL DOORS UPON LEAVING!!! WEISSMAN HOLDS TITLE WORK/PREFERRED CLOSING ATTY AND EM HOLDER

5. 2024-01-17
   status Pending 882-char remark

   Show marketing remark (882 chars)

   ESTATE SALE. SOLD AS-IS NO DISCLOSURES...PROBATE is COMPLETE w/ RETIRED TITLE!! Just Need a NEW BUYER!!! Looking for acres of Privacy in Jasper County?? This land is for Residential use located on a Private Road. There is already a MOBILE HOME that just needs cosmetic work. THE SELLER JUST PUT A BRAND NEW WELL PUMP SYSTEM IN ($4K VALUE)!!! NO PUBLIC WATER means NO WATER BILL!! New HVAC system. The acreage is a DREAAAAM w/ endless possibilities!! Farm, Horses, etc. Make it Your Own Serene Place of Peace!! Build your dream home, family compound, or enjoy tiny living in the mobile home that's already there. The Storage Container on the Property is New as well! CASH OR CONVENTIONAL! 20 miles of I-20 and east of Covington, 12 min. from Monticello, 20 minutes to Jackson Lake!! PLEASE LOCK ALL DOORS UPON LEAVING!!! WEISSMAN HOLDS TITLE WORK/PREFERRED CLOSING ATTY AND EM HOLDER

6. 2024-01-17
   status Under Contract

   Show marketing remark (882 chars)

   ESTATE SALE. SOLD AS-IS NO DISCLOSURES...PROBATE is COMPLETE w/ RETIRED TITLE!! Just Need a NEW BUYER!!! Looking for acres of Privacy in Jasper County?? This land is for Residential use located on a Private Road. There is already a MOBILE HOME that just needs cosmetic work. THE SELLER JUST PUT A BRAND NEW WELL PUMP SYSTEM IN ($4K VALUE)!!! NO PUBLIC WATER means NO WATER BILL!! New HVAC system. The acreage is a DREAAAAM w/ endless possibilities!! Farm, Horses, etc. Make it Your Own Serene Place of Peace!! Build your dream home, family compound, or enjoy tiny living in the mobile home that's already there. The Storage Container on the Property is New as well! CASH OR CONVENTIONAL! 20 miles of I-20 and east of Covington, 12 min. from Monticello, 20 minutes to Jackson Lake!! PLEASE LOCK ALL DOORS UPON LEAVING!!! WEISSMAN HOLDS TITLE WORK/PREFERRED CLOSING ATTY AND EM HOLDER

7. 2023-11-28
   listed $125,000 Active 882-char remark

   Show marketing remark (882 chars)

   ESTATE SALE. SOLD AS-IS NO DISCLOSURES...PROBATE is COMPLETE w/ RETIRED TITLE!! Just Need a NEW BUYER!!! Looking for acres of Privacy in Jasper County?? This land is for Residential use located on a Private Road. There is already a MOBILE HOME that just needs cosmetic work. THE SELLER JUST PUT A BRAND NEW WELL PUMP SYSTEM IN ($4K VALUE)!!! NO PUBLIC WATER means NO WATER BILL!! New HVAC system. The acreage is a DREAAAAM w/ endless possibilities!! Farm, Horses, etc. Make it Your Own Serene Place of Peace!! Build your dream home, family compound, or enjoy tiny living in the mobile home that's already there. The Storage Container on the Property is New as well! CASH OR CONVENTIONAL! 20 miles of I-20 and east of Covington, 12 min. from Monticello, 20 minutes to Jackson Lake!! PLEASE LOCK ALL DOORS UPON LEAVING!!! WEISSMAN HOLDS TITLE WORK/PREFERRED CLOSING ATTY AND EM HOLDER

8. 2023-11-28
   listed $125,000 New

   Show marketing remark (882 chars)

   ESTATE SALE. SOLD AS-IS NO DISCLOSURES...PROBATE is COMPLETE w/ RETIRED TITLE!! Just Need a NEW BUYER!!! Looking for acres of Privacy in Jasper County?? This land is for Residential use located on a Private Road. There is already a MOBILE HOME that just needs cosmetic work. THE SELLER JUST PUT A BRAND NEW WELL PUMP SYSTEM IN ($4K VALUE)!!! NO PUBLIC WATER means NO WATER BILL!! New HVAC system. The acreage is a DREAAAAM w/ endless possibilities!! Farm, Horses, etc. Make it Your Own Serene Place of Peace!! Build your dream home, family compound, or enjoy tiny living in the mobile home that's already there. The Storage Container on the Property is New as well! CASH OR CONVENTIONAL! 20 miles of I-20 and east of Covington, 12 min. from Monticello, 20 minutes to Jackson Lake!! PLEASE LOCK ALL DOORS UPON LEAVING!!! WEISSMAN HOLDS TITLE WORK/PREFERRED CLOSING ATTY AND EM HOLDER

9. 2023-11-28
   historical

   Show marketing remark (882 chars)

   ESTATE SALE. SOLD AS-IS NO DISCLOSURES...PROBATE is COMPLETE w/ RETIRED TITLE!! Just Need a NEW BUYER!!! Looking for acres of Privacy in Jasper County?? This land is for Residential use located on a Private Road. There is already a MOBILE HOME that just needs cosmetic work. THE SELLER JUST PUT A BRAND NEW WELL PUMP SYSTEM IN ($4K VALUE)!!! NO PUBLIC WATER means NO WATER BILL!! New HVAC system. The acreage is a DREAAAAM w/ endless possibilities!! Farm, Horses, etc. Make it Your Own Serene Place of Peace!! Build your dream home, family compound, or enjoy tiny living in the mobile home that's already there. The Storage Container on the Property is New as well! CASH OR CONVENTIONAL! 20 miles of I-20 and east of Covington, 12 min. from Monticello, 20 minutes to Jackson Lake!! PLEASE LOCK ALL DOORS UPON LEAVING!!! WEISSMAN HOLDS TITLE WORK/PREFERRED CLOSING ATTY AND EM HOLDER

10. 2023-10-13
    status Back On Market
11. 2023-10-05
    status Under Contract
12. 2023-09-08
    listed $125,000 New
13. 2022-02-04
    historical
14. 2022-01-22
    listed $110,000 New
15. 1999-12-18
    soldstatus $40,300
16. 1998-10-30
    soldstatus $44,000

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$1,279/yr (+$107/mo · 231.8%)

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

Taxation est. · year 1

• Rental income: $13,055
• − Mortgage interest: −$11,147
• − Property taxes: −$552
• − Insurance: −$995
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$5,789
• Taxable loss: −$7,517
• Est. tax savings @ 24.0%: +$1,804
• After-tax cash flow: $-1,952/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: Jasper County
• NCES district ID: 1302970
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $42,606
• Composite: 22.99/100
• National rank: #7980
• State rank: #113 of 174 in GA

Livability — Shady Dale

• Score: 58/100
• State rank: #446
• US rank: #21349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,391

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 13,020 people
• By 2030: 12,538 · -3.7%
• By 2040: 11,355 · -12.8%
• By 2050: 9,955 · -23.5%
• By 2075: 6,646 · -49.0%
• By 2100: 4,022 · -69.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 34% Hispanic / Latino 12% Two or more races 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+58.4) · D 20.6% · R 79.0%
• 2008→2024 swing: -24.8pp toward R · 2008: -33.6pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.1 2016: R+46.7 2012: R+38.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.54%
• Current HPI: 294.5625
• 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

+352.3% since first listed

17 events — show timeline

• 2026-05-21 Pending — GAMLS
• 2026-05-04 Listed $199,000 GAMLS
• 2024-02-06 Sold (Public Records) $125,000 Public Records
• 2024-02-05 Sold (MLS) $125,000 GAMLS
• 2024-02-05 Sold (MLS) $125,000 FMLS
• 2024-01-17 Pending — FMLS
• 2024-01-17 Pending — GAMLS
• 2023-11-28 Listing Removed — GAMLS
• 2023-11-28 Listed $125,000 GAMLS
• 2023-11-28 Listed $125,000 FMLS
• 2023-10-13 Relisted — GAMLS
• 2023-10-05 Pending — GAMLS
• 2023-09-08 Listed $125,000 GAMLS
• 2022-02-04 Listing Removed — GAMLS
• 2022-01-22 Listed $110,000 GAMLS
• 1999-12-18 Sold (Public Records) $40,300 Public Records
• 1998-10-30 Sold (Public Records) $44,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $552 · -26.7% YoY. Source: county tax records.