300 Hunt Cir · Manchester, GA 31816

$179,900

3 bd · 1.0 ba · 1,137 sqft · SingleFamily public records · 18 Days on market

Built 1958 6,969 sqft 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 +15.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Move right in !!! Adorable 3 bedrooms and 1 bath brick home. Stainless kitchen appliances and "good looking " counter tops, the light fixtures are so cute. Lots of natural light and nice size bedrooms but wait there is more. An extra living space that would make a great playroom, home office or an additional family living area. Step out onto the deck to enjoy grilling. Home has been tastefully done. I can't wait to show it to you.

Key facts

• Back deck
• 6,969 sq ft lot
• Built 1958

Tags

• STAINLESS STEEL APPLIANCES
• ADDITIONAL LIVING SPACE
• BACK DECK

Property features AI

Finance

• Other: As-Is sale
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer connected; Water available
• Home design: Single family residence (house); Resale property; Built in 1958
• Construction: Brick construction; Metal roof; One story
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: One level living; Family room; Office; No basement; Hardwood floors
• Laundry & utility: Washer and dryer included; Electric water heater; Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $70 ($840/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (19.3% below list).
• Recommended offer: $145k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.1% in Manchester — 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 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: 48 active listings in the ZIP; 180 units permitted in Meriwether County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,123 (19.3% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.81% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $108,015
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 W Main St	0.69mi	2/1.0 (-1)	1,238 (+9%)	12mo	$117,500	$95	38

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: 25.5%
• Equity multiple: 3.03×
• Total profit: $102,354
• Equity at exit: $162,068

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $297,751
• Equity at exit: $349,506

Cash invested: $50,372 (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: 48
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $70

Break-even live

Break-even rent $1,363

Max offer price $179,900

Occupancy floor 90%

Sensitivity live

Price	-10% $172	-5% $121	+0% $70	+5% $19	+10% $-32
Rent	-10% $-45	-5% $13	+0% $70	+5% $127	+10% $185
Rate	-1.0pp $161	-0.5pp $116	base $70	+0.5pp $23	+1.0pp $-24

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-22
   days on market $179,900 Active 18 DOM
2. 2026-06-21
   days on market $179,900 Active 17 DOM
3. 2026-06-19
   days on market $179,900 Active 15 DOM
4. 2026-06-18
   statusdays on market $179,900 Active 14 DOM
5. 2026-06-17
   days on market $179,900 New 13 DOM
6. 2026-06-16
   days on market $179,900 New 12 DOM
7. 2026-06-15
   days on market $179,900 New 11 DOM
8. 2026-06-14
   days on market $179,900 New 9 DOM
9. 2026-06-12
   days on market $179,900 New 8 DOM
10. 2026-06-09
    days on market $179,900 New 5 DOM
11. 2026-06-08
    days on market $179,900 New 4 DOM
12. 2026-06-07
    days on market $179,900 New 3 DOM
13. 2026-06-05
    remarks 307-char remark
14. 2026-06-05
    listed $179,900 New 1 DOM

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$957/yr (+$80/mo · 137.3%)

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

Taxation est. · year 1

• Rental income: $17,415
• − Mortgage interest: −$10,077
• − Property taxes: −$698
• − Insurance: −$900
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$5,233
• Taxable loss: −$2,279
• Est. tax savings @ 24.0%: +$547
• After-tax cash flow: $1,387/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

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $179,900 GAMLS
• 2026-06-04 Listed $179,900 CBOR

Property tax history

+1.0%/yr

Latest (2025): $698 · +1.0% YoY. Source: county tax records.