4609 Heidi Dr · Waresboro, GA 31503

$130,000

4 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 96 Days on market

Built 1998 1.05 ac lot $66/sqft · 31% below area Est $190k · 31% under ↓ 7% since listing

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.3/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you've been looking for space, flexibility, and a home you can truly make your own, this 1,960 sq ft Waycross property on a full acre is full of potential. With multiple living areas and a flexible layout, it's easy to imagine the possibilities for creating a space that fits your lifestyle. Inside, the home features generous living spaces that provide both comfort and versatility. In addition to the main living area, there is a separate den with a wood burning fireplace, creating a cozy setting for relaxing evenings, movie nights, or gathering with friends and family. The fireplace has been capped off but could potentially be restored for future use. The kitchen offers an abundance of cabinet space and plenty of room for cooking, meal prep, and everyday living. A walk-in pantry adds valuable storage and helps keep everything organized and within reach. Both bathrooms offer unique touches, including an updated primary bathroom featuring a spacious double shower, creating a comfortable and functional retreat. The second full bathroom features a custom walk-in tile shower that adds character and a stylish touch to the home. Two of the most significant updates already completed are the new metal roof and HVAC, providing durability and peace of mind for years to come. While the home could benefit from additional updates, it presents a great opportunity for buyers who want space and the ability to add their own personal style over time. Outside, the one-acre lot offers room to breathe, with space for gardening, outdoor entertaining, pets, or simply enjoying the quiet surroundings. Located in Waycross, Georgia, you'll enjoy the charm of a welcoming South Georgia community while still being close to local shopping, dining, and everyday conveniences. Outdoor lovers will also appreciate being just a short drive from the Okefenokee Swamp, one of Georgia's most unique natural treasures known for its wildlife, scenic trails, and unforgettable outdoor experiences. Purchase options will be limited to a cash buyer or conventional financing. If you've been looking for a home with space, character, and the potential to create something truly your own, this Waycross property is full of possibilities.

Key facts

• Separate den
• Full acre
• Walk-in pantry

Tags

• FULL ACRE
• MULTIPLE LIVING AREAS
• SEPARATE DEN
• WOOD BURNING FIREPLACE
• ABUNDANCE OF CABINET SPACE
• WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $292 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Ware County (town): math 27% / reading 35% proficiency, ranked #95 of 174 in GA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 143 active listings in the ZIP; 45 units permitted in Ware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ware County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (median comp): $189,630
• List price: $130,000
• Delta: -31.45%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4900 Cate Dr	0.47mi	4/2.0	1,792 (-9%)	11mo	$115,000	$64	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,556
• Equity at exit: $19,383

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $21,440
• Equity at exit: $11,240

Cash invested: $36,400 (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 31503

• Home prices YoY: -24.9%
• Active inventory: 143
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $292

Break-even live

Break-even rent $971

Max offer price $130,000

Occupancy floor 73%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $130,000 Active 96 DOM
2. 2026-06-17
   days on market $130,000 Active 95 DOM
3. 2026-06-16
   days on market $130,000 Active 94 DOM
4. 2026-06-15
   days on market $130,000 Active 93 DOM
5. 2026-06-13
   days on market $130,000 Active 91 DOM
6. 2026-06-12
   days on market $130,000 Active 90 DOM
7. 2026-06-09
   days on market $130,000 Active 87 DOM
8. 2026-06-08
   days on market $130,000 Active 86 DOM
9. 2026-06-07
   days on market $130,000 Active 85 DOM
10. 2026-06-04
    days on market $130,000 Active 81 DOM
11. 2026-06-02
    days on market $130,000 Active 80 DOM
12. 2026-06-01
    days on market $130,000 Active 79 DOM
13. 2026-05-31
    days on market $130,000 Active 78 DOM
14. 2026-05-31
    days on market $130,000 Active 77 DOM
15. 2026-04-09
    price $130,000 2223-char remark

    Show marketing remark (2223 chars)

    If you've been looking for space, flexibility, and a home you can truly make your own, this 1,960 sq ft Waycross property on a full acre is full of potential. With multiple living areas and a flexible layout, it's easy to imagine the possibilities for creating a space that fits your lifestyle. Inside, the home features generous living spaces that provide both comfort and versatility. In addition to the main living area, there is a separate den with a wood burning fireplace, creating a cozy setting for relaxing evenings, movie nights, or gathering with friends and family. The fireplace has been capped off but could potentially be restored for future use. The kitchen offers an abundance of cabinet space and plenty of room for cooking, meal prep, and everyday living. A walk-in pantry adds valuable storage and helps keep everything organized and within reach. Both bathrooms offer unique touches, including an updated primary bathroom featuring a spacious double shower, creating a comfortable and functional retreat. The second full bathroom features a custom walk-in tile shower that adds character and a stylish touch to the home. Two of the most significant updates already completed are the new metal roof and HVAC, providing durability and peace of mind for years to come. While the home could benefit from additional updates, it presents a great opportunity for buyers who want space and the ability to add their own personal style over time. Outside, the one-acre lot offers room to breathe, with space for gardening, outdoor entertaining, pets, or simply enjoying the quiet surroundings. Located in Waycross, Georgia, you'll enjoy the charm of a welcoming South Georgia community while still being close to local shopping, dining, and everyday conveniences. Outdoor lovers will also appreciate being just a short drive from the Okefenokee Swamp, one of Georgia's most unique natural treasures known for its wildlife, scenic trails, and unforgettable outdoor experiences. Purchase options will be limited to a cash buyer or conventional financing. If you've been looking for a home with space, character, and the potential to create something truly your own, this Waycross property is full of possibilities.

16. 2026-04-05
    price $130,000 2243-char remark

    Show marketing remark (2243 chars)

    Price Improvement!! If you've been looking for space, flexibility, and a home you can truly make your own, this 1,960 sq ft Waycross property on a full acre is full of potential. With multiple living areas and a flexible layout, it's easy to imagine the possibilities for creating a space that fits your lifestyle. Inside, the home features generous living spaces that provide both comfort and versatility. In addition to the main living area, there is a separate den with a wood burning fireplace, creating a cozy setting for relaxing evenings, movie nights, or gathering with friends and family. The fireplace has been capped off but could potentially be restored for future use. The kitchen offers an abundance of cabinet space and plenty of room for cooking, meal prep, and everyday living. A walk-in pantry adds valuable storage and helps keep everything organized and within reach. Both bathrooms offer unique touches, including an updated primary bathroom featuring a spacious double shower, creating a comfortable and functional retreat. The second full bathroom features a custom walk-in tile shower that adds character and a stylish touch to the home. Two of the most significant updates already completed are the new metal roof and HVAC, providing durability and peace of mind for years to come. While the home could benefit from additional updates, it presents a great opportunity for buyers who want space and the ability to add their own personal style over time. Outside, the one-acre lot offers room to breathe, with space for gardening, outdoor entertaining, pets, or simply enjoying the quiet surroundings. Located in Waycross, Georgia, you'll enjoy the charm of a welcoming South Georgia community while still being close to local shopping, dining, and everyday conveniences. Outdoor lovers will also appreciate being just a short drive from the Okefenokee Swamp, one of Georgia's most unique natural treasures known for its wildlife, scenic trails, and unforgettable outdoor experiences. Purchase options will be limited to a cash buyer or conventional financing. If you've been looking for a home with space, character, and the potential to create something truly your own, this Waycross property is full of possibilities.

17. 2026-03-14
    listed $139,900 New 2223-char remark

    Show marketing remark (2243 chars)

    Price Improvement!! If you've been looking for space, flexibility, and a home you can truly make your own, this 1,960 sq ft Waycross property on a full acre is full of potential. With multiple living areas and a flexible layout, it's easy to imagine the possibilities for creating a space that fits your lifestyle. Inside, the home features generous living spaces that provide both comfort and versatility. In addition to the main living area, there is a separate den with a wood burning fireplace, creating a cozy setting for relaxing evenings, movie nights, or gathering with friends and family. The fireplace has been capped off but could potentially be restored for future use. The kitchen offers an abundance of cabinet space and plenty of room for cooking, meal prep, and everyday living. A walk-in pantry adds valuable storage and helps keep everything organized and within reach. Both bathrooms offer unique touches, including an updated primary bathroom featuring a spacious double shower, creating a comfortable and functional retreat. The second full bathroom features a custom walk-in tile shower that adds character and a stylish touch to the home. Two of the most significant updates already completed are the new metal roof and HVAC, providing durability and peace of mind for years to come. While the home could benefit from additional updates, it presents a great opportunity for buyers who want space and the ability to add their own personal style over time. Outside, the one-acre lot offers room to breathe, with space for gardening, outdoor entertaining, pets, or simply enjoying the quiet surroundings. Located in Waycross, Georgia, you'll enjoy the charm of a welcoming South Georgia community while still being close to local shopping, dining, and everyday conveniences. Outdoor lovers will also appreciate being just a short drive from the Okefenokee Swamp, one of Georgia's most unique natural treasures known for its wildlife, scenic trails, and unforgettable outdoor experiences. Purchase options will be limited to a cash buyer or conventional financing. If you've been looking for a home with space, character, and the potential to create something truly your own, this Waycross property is full of possibilities.

18. 2026-03-14
    listed $139,900 Active 2243-char remark

    Show marketing remark (2243 chars)

    Price Improvement!! If you've been looking for space, flexibility, and a home you can truly make your own, this 1,960 sq ft Waycross property on a full acre is full of potential. With multiple living areas and a flexible layout, it's easy to imagine the possibilities for creating a space that fits your lifestyle. Inside, the home features generous living spaces that provide both comfort and versatility. In addition to the main living area, there is a separate den with a wood burning fireplace, creating a cozy setting for relaxing evenings, movie nights, or gathering with friends and family. The fireplace has been capped off but could potentially be restored for future use. The kitchen offers an abundance of cabinet space and plenty of room for cooking, meal prep, and everyday living. A walk-in pantry adds valuable storage and helps keep everything organized and within reach. Both bathrooms offer unique touches, including an updated primary bathroom featuring a spacious double shower, creating a comfortable and functional retreat. The second full bathroom features a custom walk-in tile shower that adds character and a stylish touch to the home. Two of the most significant updates already completed are the new metal roof and HVAC, providing durability and peace of mind for years to come. While the home could benefit from additional updates, it presents a great opportunity for buyers who want space and the ability to add their own personal style over time. Outside, the one-acre lot offers room to breathe, with space for gardening, outdoor entertaining, pets, or simply enjoying the quiet surroundings. Located in Waycross, Georgia, you'll enjoy the charm of a welcoming South Georgia community while still being close to local shopping, dining, and everyday conveniences. Outdoor lovers will also appreciate being just a short drive from the Okefenokee Swamp, one of Georgia's most unique natural treasures known for its wildlife, scenic trails, and unforgettable outdoor experiences. Purchase options will be limited to a cash buyer or conventional financing. If you've been looking for a home with space, character, and the potential to create something truly your own, this Waycross property is full of possibilities.

ⓘ 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: $371 · $31/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$825/yr (+$69/mo · 222.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,076
• − Mortgage interest: −$7,282
• − Property taxes: −$371
• − Insurance: −$650
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$3,782
• Taxable income: $1,420
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $3,158/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: Ware County
• NCES district ID: 1305430
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -12.00%
• Median HH income: $35,231
• Composite: 25.6/100
• National rank: #7415
• State rank: #95 of 174 in GA

Livability — Waresboro

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

Census & demographics

• Population (ZIP): 23,173

Population outlook (Ware County) Hauer SSP2

• Today (2025): 33,313 people
• By 2030: 32,071 · -3.7%
• By 2040: 29,587 · -11.2%
• By 2050: 27,197 · -18.4%
• By 2075: 22,323 · -33.0%
• By 2100: 18,197 · -45.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 21% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Ware

• 2024 margin: Solid R (+43.1) · D 28.3% · R 71.4%
• 2008→2024 swing: -8.7pp toward R · 2008: -34.5pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.4 2016: R+41.7 2012: R+33.9 2008: R+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.44%
• Current HPI: 230.6527
• 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

-7.1% since first listed

4 events — show timeline

• 2026-04-09 Price Changed $130,000 GAMLS
• 2026-04-05 Price Changed $130,000 HABR
• 2026-03-14 Listed $139,900 HABR
• 2026-03-14 Listed $139,900 GAMLS

Property tax history

-1.0%/yr

Latest (2025): $371 · -2.0% YoY. Source: county tax records.