16 North St · Manchester, GA 31816

$80,000

3 bd · 1.0 ba · 1,832 sqft · SingleFamily public records · 129 Days on market

Built 1915 0.26 ac lot Est $156k · 49% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Opportunity too good to pass up. Space galore in this 3 bedroom, 2 full baths, living room, den, large yard, central HVAC. Property currently occupied by long term tenant on a month to month basis.

Key facts

• 0.26 acre lot
• Built 1915
• Listed 128 days

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Located in Mountain View subdivision, Manchester, GA
• HOA & community: No homeowners association

Exterior

• Parking: Parking pad (open parking)
• Utilities: Public water; Public sewer (sewer connected); Electricity available; Natural gas available; High-speed internet available; Cable available; Water available
• Home design: Single-family residence; One-story house; Resale property
• Construction: Built in 1915; Block and wood siding construction; Composition roof; Crawl space foundation
• Exterior features: Level city lot

Interior

• Kitchen: Electric water heater
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Walk-in closet(s); Den; Family room
• Laundry & utility: Laundry located in kitchen; Laundry closet

🏷️ Possibly a rental listed for sale. The $80,000 price doesn't fit this home's estimated sale value (~$155,720) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

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: crime D-, amenities F, commute 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.
• Zoned schools: Mountain View Elementary School (math 28% / reading 22%, grade F, #745 of 1,228 statewide, top 61%, 756 students, 99% FRL); Manchester Middle School (math 20% / reading 26%, grade F, #321 of 470 statewide, top 69%, 313 students, 96% FRL); Manchester High School (math 24% / reading 37%, grade F, #128 of 424 statewide, top 30%, 403 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 47 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 $9k of equity ($553 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $80k implies a 471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 1.81% ✓
• Cap rate: 15.67%
• Cash-on-cash: 33.49%
• DSCR: 2.49
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $155,720
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Old Macedonia Rd	0.38mi	3/1.5	1,841 (+0%)	13mo	$85,000	$46	68
108 Perry St	0.45mi	3/2.0	1,834 (+0%)	10mo	$155,100	$85	66
445 Hill St	0.42mi	3/2.5	1,811 (-1%)	14mo	$260,000	$144	61
2 Lane St	0.55mi	4/1.0 (+1)	1,700 (-7%)	9mo	$77,000	$45	50
105 E East Main St E	0.64mi	2/1.0 (-1)	1,722 (-6%)	14mo	$140,000	$81	44
2 Spell St	0.68mi	3/2.0	1,574 (-14%)	10mo	$148,500	$94	32

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: 49.9%
• Equity multiple: 4.72×
• Total profit: $83,392
• Equity at exit: $72,070

10-year hold

• IRR: 43.6%
• Equity multiple: 10.57×
• Total profit: $214,264
• Equity at exit: $155,422

Cash invested: $22,400 (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 31816

• Home prices YoY: 8.7%
• Active inventory: 47
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $625

Break-even live

Break-even rent $659

Max offer price $80,000

Occupancy floor 52%

Sensitivity live

Price	-10% $670	-5% $648	+0% $625	+5% $603	+10% $580
Rent	-10% $511	-5% $568	+0% $625	+5% $682	+10% $740
Rate	-1.0pp $665	-0.5pp $646	base $625	+0.5pp $604	+1.0pp $583

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: $20,000
• Closing costs: $2,400
• 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	21d	1	1.13mi

Listing history 36 events

1. 2026-06-21
   days on market $80,000 Active 129 DOM
2. 2026-06-19
   days on market $80,000 Active 127 DOM
3. 2026-06-18
   days on market $80,000 Active 126 DOM
4. 2026-06-17
   days on market $80,000 Active 125 DOM
5. 2026-06-16
   days on market $80,000 Active 124 DOM
6. 2026-06-15
   days on market $80,000 Active 123 DOM
7. 2026-06-14
   days on market $80,000 Active 121 DOM
8. 2026-06-12
   days on market $80,000 Active 120 DOM
9. 2026-06-09
   days on market $80,000 Active 117 DOM
10. 2026-06-08
    days on market $80,000 Active 116 DOM
11. 2026-06-07
    days on market $80,000 Active 115 DOM
12. 2026-06-05
    days on market $80,000 Active 112 DOM
13. 2026-06-03
    days on market $80,000 Active 111 DOM
14. 2026-06-02
    days on market $80,000 Active 110 DOM
15. 2026-06-01
    days on market $80,000 Active 109 DOM
16. 2026-05-31
    days on market $80,000 Active 108 DOM
17. 2026-05-30
    days on market $80,000 Active 107 DOM
18. 2026-05-25
    status Price Change
19. 2026-05-25
    price $80,000
20. 2026-04-30
    historical
21. 2026-02-18
    price $85,000
22. 2026-01-19
    listed $90,000 New
23. 2026-01-09
    historical
24. 2026-01-09
    historical
25. 2025-10-07
    listed $95,000 Active
26. 2025-10-07
    listed $95,000 New
27. 2025-08-31
    historical
28. 2025-07-24
    historical
29. 2025-06-04
    listed $120,000 New
30. 2025-06-04
    listed $120,000 Active
31. 2025-06-03
    historical
32. 2025-06-03
    historical
33. 2025-03-07
    listed $147,000 Active
34. 2025-03-06
    historical
35. 2025-03-05
    listed $147,000 New
36. 2004-03-11
    soldstatus $14,000

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $809 · $67/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: −$4,481
• − Property taxes: −$809
• − Insurance: −$400
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,327
• Taxable income: $6,598
• Est. tax owed @ 24.0%: −$1,584
• After-tax cash flow: $5,919/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

+471.4% since first listed

19 events — show timeline

• 2026-05-25 Relisted — GAMLS
• 2026-05-25 Price Changed $80,000 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-02-18 Price Changed $85,000 GAMLS
• 2026-01-19 Listed $90,000 GAMLS
• 2026-01-09 Listing Removed — GAMLS
• 2026-01-09 Listing Removed — FMLS
• 2025-10-07 Listed $95,000 GAMLS
• 2025-10-07 Listed $95,000 FMLS
• 2025-08-31 Listing Removed — GAMLS
• 2025-07-24 Listing Removed — FMLS
• 2025-06-04 Listed $120,000 FMLS
• 2025-06-04 Listed $120,000 GAMLS
• 2025-06-03 Listing Removed — GAMLS
• 2025-06-03 Listing Removed — FMLS
• 2025-03-07 Listed $147,000 FMLS
• 2025-03-06 Coming Soon — FMLS
• 2025-03-05 Listed $147,000 GAMLS
• 2004-03-11 Sold (Public Records) $14,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $809 · +1.3% YoY. Source: county tax records.