76 Jacqueline Dr · Georgetown-Quitman County, GA 39854

$115,000

3 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 74 Days on market

Built 1979 0.68 ac lot

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Spacious 3 bedroom 2.5 bathroom home on almost 3/4 acre lot. Located less than 2 miles from a boat launch into Lake Eufaula, the Bass Fishing Capital of the World and 3.5 miles to historic, downtown Eufaula. This home has a great split bedroom, open floorplan with all new flooring! The screened porch is the perfect spot to sit and have coffee. There is a huge carport/workshop for storing toys, tools, or starting projects! There is a parking pad on the side and an attached carport behind the house. Your backyard faces a beautiful wooded area that offers peace and tranquility. Don't miss out on this great house - it's a great primary residence, second home, rental investment, or vacation home! Seller open to lease or lease/purchase.

Key facts

• Screened porch
• Parking pad
• Wooded area

Tags

• SCREENED PORCH
• CARPORT WORKSHOP
• PARKING PAD
• WOODED AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.8% 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.
• Zoned schools: Quitman County Elementary (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 210 students, 100% FRL); Quitman County High School (math 10% / reading 10%, grade F, #353 of 424 statewide, top 86%, 107 students, 100% FRL).
• Market conditions: 80 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 $5k of equity ($795 loan paydown + $5k 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask is 10355% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; list at $115k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.8%
• Equity multiple: 2.13×
• Total profit: $36,514
• Equity at exit: $58,794

10-year hold

• IRR: 19.3%
• Equity multiple: 4.09×
• Total profit: $99,639
• Equity at exit: $96,553

Cash invested: $32,200 (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: 80
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $252

Break-even live

Break-even rent $906

Max offer price $115,000

Occupancy floor 74%

Sensitivity live

Price	-10% $317	-5% $284	+0% $252	+5% $219	+10% $187
Rent	-10% $155	-5% $203	+0% $252	+5% $300	+10% $348
Rate	-1.0pp $310	-0.5pp $281	base $252	+0.5pp $222	+1.0pp $192

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-01-31
   historical $1,100
2. 2026-01-26
   listed $1,100
3. 2026-01-25
   status Pending Offer Approval 740-char remark

   Show marketing remark (740 chars)

   Spacious 3 bedroom 2.5 bathroom home on almost 3/4 acre lot. Located less than 2 miles from a boat launch into Lake Eufaula, the Bass Fishing Capital of the World and 3.5 miles to historic, downtown Eufaula. This home has a great split bedroom, open floorplan with all new flooring! The screened porch is the perfect spot to sit and have coffee. There is a huge carport/workshop for storing toys, tools, or starting projects! There is a parking pad on the side and an attached carport behind the house. Your backyard faces a beautiful wooded area that offers peace and tranquility. Don't miss out on this great house - it's a great primary residence, second home, rental investment, or vacation home! Seller open to lease or lease/purchase.

4. 2026-01-25
   historical $1,100

   Show marketing remark (740 chars)

   Spacious 3 bedroom 2.5 bathroom home on almost 3/4 acre lot. Located less than 2 miles from a boat launch into Lake Eufaula, the Bass Fishing Capital of the World and 3.5 miles to historic, downtown Eufaula. This home has a great split bedroom, open floorplan with all new flooring! The screened porch is the perfect spot to sit and have coffee. There is a huge carport/workshop for storing toys, tools, or starting projects! There is a parking pad on the side and an attached carport behind the house. Your backyard faces a beautiful wooded area that offers peace and tranquility. Don't miss out on this great house - it's a great primary residence, second home, rental investment, or vacation home! Seller open to lease or lease/purchase.

5. 2026-01-25
   status Pending

   Show marketing remark (740 chars)

   Spacious 3 bedroom 2.5 bathroom home on almost 3/4 acre lot. Located less than 2 miles from a boat launch into Lake Eufaula, the Bass Fishing Capital of the World and 3.5 miles to historic, downtown Eufaula. This home has a great split bedroom, open floorplan with all new flooring! The screened porch is the perfect spot to sit and have coffee. There is a huge carport/workshop for storing toys, tools, or starting projects! There is a parking pad on the side and an attached carport behind the house. Your backyard faces a beautiful wooded area that offers peace and tranquility. Don't miss out on this great house - it's a great primary residence, second home, rental investment, or vacation home! Seller open to lease or lease/purchase.

6. 2025-11-20
   listed $1,100
7. 2025-11-12
   listed $115,000 New 740-char remark

   Show marketing remark (740 chars)

   Spacious 3 bedroom 2.5 bathroom home on almost 3/4 acre lot. Located less than 2 miles from a boat launch into Lake Eufaula, the Bass Fishing Capital of the World and 3.5 miles to historic, downtown Eufaula. This home has a great split bedroom, open floorplan with all new flooring! The screened porch is the perfect spot to sit and have coffee. There is a huge carport/workshop for storing toys, tools, or starting projects! There is a parking pad on the side and an attached carport behind the house. Your backyard faces a beautiful wooded area that offers peace and tranquility. Don't miss out on this great house - it's a great primary residence, second home, rental investment, or vacation home! Seller open to lease or lease/purchase.

8. 2025-11-12
   listed $115,000 Active

   Show marketing remark (740 chars)

   Spacious 3 bedroom 2.5 bathroom home on almost 3/4 acre lot. Located less than 2 miles from a boat launch into Lake Eufaula, the Bass Fishing Capital of the World and 3.5 miles to historic, downtown Eufaula. This home has a great split bedroom, open floorplan with all new flooring! The screened porch is the perfect spot to sit and have coffee. There is a huge carport/workshop for storing toys, tools, or starting projects! There is a parking pad on the side and an attached carport behind the house. Your backyard faces a beautiful wooded area that offers peace and tranquility. Don't miss out on this great house - it's a great primary residence, second home, rental investment, or vacation home! Seller open to lease or lease/purchase.

9. 2025-11-02
   listed $115,000 Active
10. 2025-10-31
    historical
11. 2025-10-31
    historical
12. 2025-06-12
    price $124,900
13. 2025-06-12
    price $124,900
14. 2025-06-12
    price $124,900
15. 2025-03-31
    listed $134,900 Active
16. 2025-03-28
    listed $134,900 New
17. 2025-03-28
    listed $134,900 Active
18. 2021-08-30
    soldstatus $75,000

ⓘ 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: $776 · $65/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$282/yr (+$23/mo · 36.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,694
• − Mortgage interest: −$6,442
• − Property taxes: −$776
• − Insurance: −$575
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$3,345
• Taxable income: $1,205
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $2,731/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: 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

-98.5% since first listed

18 events — show timeline

• 2026-01-31 Rental Removed $1,100 RENTSPREE
• 2026-01-26 Listed for Rent $1,100 RENTSPREE
• 2026-01-25 Pending — GAMLS
• 2026-01-25 Rental Removed $1,100 FMLS
• 2026-01-25 Pending — FMLS
• 2025-11-20 Listed for Rent $1,100 FMLS
• 2025-11-12 Listed $115,000 FMLS
• 2025-11-12 Listed $115,000 GAMLS
• 2025-11-02 Listed $115,000 EBOR
• 2025-10-31 Listing Removed — FMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-06-12 Price Changed $124,900 EBOR
• 2025-06-12 Price Changed $124,900 FMLS
• 2025-06-12 Price Changed $124,900 GAMLS
• 2025-03-31 Listed $134,900 EBOR
• 2025-03-28 Listed $134,900 FMLS
• 2025-03-28 Listed $134,900 GAMLS
• 2021-08-30 Sold (Public Records) $75,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $776 · +4.3% YoY. Source: county tax records.