139 Bell Acres Rd · Maysville, GA 30558

$364,000

4 bd · 3.0 ba · 3,040 sqft · Manufactured public records · 65 Days on market

Built 2004 2.00 ac lot $120/sqft · 12% below area Est $425k · 14% 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 +14.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.2/30.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

For Sale - 4 bed possibly 5 /3 Bath Home on 2 Acres - Beautiful very large manufactured home located in Maysville, Georgia on a private wooded 2-acre lot. Approximately 4 miles from I-85 and the Banks Crossing shopping area. 2005 Palm Harbor Property Features: * 4 Bedrooms 3 Bathrooms * Spacious family room with fireplace * Eat-in kitchen * Separate living room and dining area * Large primary suite with attached room * Second suite with private bath * Two additional bedrooms with shared guest bathroom * Laundry room with private office/play area * Covered front porch * Large rear deck * New flooring throughout (no carpet) * Washer/Drye

Key facts

• 2 acre lot
• Built 2004
• Listed 64 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: No parking
• Utilities: Public water; Septic tank sewer; Electricity available; High-speed internet available; Phone service available; Sewer connected; Water available
• Home design: Manufactured single-family residence; One level; Resale property
• Construction: Built in 2004; Aluminum siding and block construction; Composition roof; Manufactured house structure
• Exterior features: Private lot; No specific lot amenities listed

Interior

• Kitchen: Convection oven; Dishwasher; Electric water heater
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms (main level)
• Heating & cooling: Heat pump heating; Central air conditioning; Heat pump cooling
• Interior features: Double vanity; High ceilings; Separate shower; Soaking tub; Bonus room; Den; Family room; Office
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $364k.

Deal economics

• At list price, monthly cash flow is $-821 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (39.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (52.9% below list).
• Recommended offer: $171k (52.9% below list) — sets the bar for 1% rule.
• Cap rate 3.6% vs local median 2.5% in Maysville — 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 66/100 on livability (#190 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Banks County (rural): math 29% / reading 37% proficiency, ranked #75 of 174 in GA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Banks County Primary School (706 students, 56% FRL); Banks County Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 641 students, 54% FRL); Banks County High School (math 2% / reading 27%, grade F, #297 of 424 statewide, top 74%, 857 students, 47% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 72 active listings in the ZIP; 102 units permitted in Banks County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (10.0% local appreciation)).
• Banks County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($342k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $364k implies a 810% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,362 (52.9% 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 65 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
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. 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: 0.47% ✗
• Cap rate: 3.59%
• Cash-on-cash: -9.67%
• DSCR: 0.57
• GRM: 17.7

CMA / ARV

• ARV (median comp): $425,430
• List price: $364,000
• Delta: -14.44%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.5%
• Equity multiple: 2.43×
• Total profit: $145,778
• Equity at exit: $327,920

10-year hold

• IRR: 16.4%
• Equity multiple: 5.61×
• Total profit: $470,041
• Equity at exit: $707,172

Cash invested: $101,920 (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 30558

• Home prices YoY: 3.5%
• Active inventory: 72
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$1,909
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-821

Break-even live

Break-even rent $2,753

Max offer price $218,987

Occupancy floor —

Sensitivity live

Price	-10% $-615	-5% $-718	+0% $-821	+5% $-924	+10% $-1,027
Rent	-10% $-956	-5% $-889	+0% $-821	+5% $-753	+10% $-686
Rate	-1.0pp $-638	-0.5pp $-728	base $-821	+0.5pp $-915	+1.0pp $-1,011

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: $91,000
• Closing costs: $10,920
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $364,000 Active 65 DOM
2. 2026-06-19
   days on market $364,000 Active 63 DOM
3. 2026-06-18
   days on market $364,000 Active 62 DOM
4. 2026-06-17
   days on market $364,000 Active 61 DOM
5. 2026-06-16
   days on market $364,000 Active 60 DOM
6. 2026-06-15
   days on market $364,000 Active 59 DOM
7. 2026-06-14
   days on market $364,000 Active 57 DOM
8. 2026-06-12
   days on market $364,000 Active 56 DOM
9. 2026-06-09
   days on market $364,000 Active 53 DOM
10. 2026-06-08
    days on market $364,000 Active 52 DOM
11. 2026-06-07
    days on market $364,000 Active 51 DOM
12. 2026-06-05
    days on market $364,000 Active 49 DOM
13. 2026-06-03
    days on market $364,000 Active 47 DOM
14. 2026-06-02
    days on market $364,000 Active 46 DOM
15. 2026-06-01
    days on market $364,000 Active 45 DOM
16. 2026-05-31
    days on market $364,000 Active 44 DOM
17. 2026-05-31
    days on market $364,000 Active 43 DOM
18. 2026-05-09
    price $364,000 777-char remark
19. 2026-04-17
    listed $375,000 New 777-char remark
20. 2003-09-01
    soldstatus $40,000

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $3,349 · $279/mo
• Expected delta: +$1,979/yr (+$165/mo · 144.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,563
• − Mortgage interest: −$20,390
• − Property taxes: −$1,369
• − Insurance: −$1,820
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$10,589
• Taxable loss: −$16,895
• Est. tax savings @ 24.0%: +$4,055
• After-tax cash flow: $-5,796/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: Banks County
• NCES district ID: 1300240
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 37% ▼ -9.00%
• Median HH income: $41,507
• Composite: 27.85/100
• National rank: #6878
• State rank: #75 of 174 in GA

Livability — Maysville

• Score: 66/100
• State rank: #190
• US rank: #11767

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,562
• Population (ZIP): 5,562

Population outlook (Banks County) Hauer SSP2

• Today (2025): 18,448 people
• By 2030: 18,157 · -1.6%
• By 2040: 17,193 · -6.8%
• By 2050: 15,951 · -13.5%
• By 2075: 13,472 · -27.0%
• By 2100: 11,562 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Banks

• 2024 margin: Solid R (+78.2) · D 10.8% · R 89.0%
• 2008→2024 swing: -12.6pp toward R · 2008: -65.6pp · 2024: -78.2pp
• All cycles: 2024: R+78.2 2020: R+78.0 2016: R+78.4 2012: R+73.9 2008: R+65.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.76%
• Current HPI: 322.97
• 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

+810.0% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $364,000 GAMLS
• 2026-04-17 Listed $375,000 GAMLS
• 2003-09-01 Sold (Public Records) $40,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,369 · +2.0% YoY. Source: county tax records.