371 Buchanan Rd · Eastman, GA 31023

$119,000

2 bd · 1.0 ba · 938 sqft · Manufactured public records · 40 Days on market

Built 1989 1.01 ac lot $127/sqft · 21% below area Est $150k · 21% under

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Why this score? — see what drove the B 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
• Appreciation +9.4/10.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Charming country retreat on 1.01 acres! This 2 bedroom, 2 bath mobile home offers peaceful, private living surrounded by mature trees and wide-open space. Enjoy serene views from both the front and back porches—perfect for relaxing mornings or quiet evenings. The property features a spacious 24x32 shop with a concrete floor, sliding front doors, and full electrical setup, including standard outlets, lighting, and 220-volt service ideal for welding or workshop use. A large open yard provides plenty of room for outdoor activities, pets, or gardening, and even includes a small fenced area with a dog house. If you’re looking for privacy, functionality, and the beauty of country living, this property is a must-see!

Key facts

• Spacious shop
• Sliding front doors
• Wide-open space

Tags

• MATURE TREES
• WIDE-OPEN SPACE
• SPACIOUS SHOP
• CONCRETE FLOOR
• SLIDING FRONT DOORS
• FULL ELECTRICAL SETUP

Property features AI

Finance

• Other: Property sits on approximately 1.01 acres; Located at 371 Buchanan Road, Eastman, GA 31023
• HOA & community: No homeowners association; Community features include airport/runway access and boat/camper/van parking

Exterior

• Parking: No covered or designated parking
• Utilities: Well water; Septic tank; 220-volt electric service; Electricity available; High-speed internet available; Phone service available; Sewer available and connected; Water available
• Home design: Single-family residence; Residential property; Resale property
• Construction: Built in 1989; Aluminum siding; Metal roof; No basement
• Exterior features: Porch with screened area; Level, open lot; Kennel / dog run; Workshop

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level home; 938 square feet of living area; Public-records living area
• Laundry & utility: Laundry area located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 6.3% in Eastman — 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 61/100 on livability (#333 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Dodge County (rural): math 18% / reading 26% proficiency, ranked #139 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Dodge Elementary School (math 25% / reading 25%, grade F, #745 of 1,228 statewide, top 61%, 598 students, 92% FRL) — zoned schools average 92% FRL vs 62% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 71 active listings in the ZIP; 13 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($823 loan paydown + $10k appreciation (8.8% local appreciation)).
• Dodge County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $119k implies a 138% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 F 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: 1.16% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $150,000
• List price: $119,000
• Delta: -20.67%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

8.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 3.16×
• Total profit: $72,114
• Equity at exit: $96,910

10-year hold

• IRR: 25.6%
• Equity multiple: 6.92×
• Total profit: $197,232
• Equity at exit: $198,922

Cash invested: $33,320 (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 31023

• Home prices YoY: 4.2%
• Active inventory: 71
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $266

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 76%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-12
   statusdays on market $119,000 Under Contract 40 DOM

   Show marketing remark (731 chars)

   Charming country retreat on 1.01 acres! This 2 bedroom, 2 bath mobile home offers peaceful, private living surrounded by mature trees and wide-open space. Enjoy serene views from both the front and back porches—perfect for relaxing mornings or quiet evenings. The property features a spacious 24x32 shop with a concrete floor, sliding front doors, and full electrical setup, including standard outlets, lighting, and 220-volt service ideal for welding or workshop use. A large open yard provides plenty of room for outdoor activities, pets, or gardening, and even includes a small fenced area with a dog house. If you’re looking for privacy, functionality, and the beauty of country living, this property is a must-see!

2. 2026-06-09
   days on market $119,000 Active 37 DOM
3. 2026-06-08
   days on market $119,000 Active 36 DOM
4. 2026-06-07
   days on market $119,000 Active 35 DOM
5. 2026-06-07
   statusdays on market $119,000 Active 34 DOM
6. 2026-06-04
   days on market $119,000 Price Change 31 DOM
7. 2026-06-02
   pricestatusdays on market $119,000 Price Change 30 DOM
8. 2026-06-01
   days on market $129,000 Active 29 DOM

   Show marketing remark (731 chars)

   Charming country retreat on 1.01 acres! This 2 bedroom, 2 bath mobile home offers peaceful, private living surrounded by mature trees and wide-open space. Enjoy serene views from both the front and back porches—perfect for relaxing mornings or quiet evenings. The property features a spacious 24x32 shop with a concrete floor, sliding front doors, and full electrical setup, including standard outlets, lighting, and 220-volt service ideal for welding or workshop use. A large open yard provides plenty of room for outdoor activities, pets, or gardening, and even includes a small fenced area with a dog house. If you’re looking for privacy, functionality, and the beauty of country living, this property is a must-see!

9. 2026-05-31
   days on market $129,000 Active 28 DOM
10. 2026-05-31
    days on market $129,000 Active 27 DOM
11. 2026-05-02
    listed $129,000 New 720-char remark

    Show marketing remark (731 chars)

    Charming country retreat on 1.01 acres! This 2 bedroom, 2 bath mobile home offers peaceful, private living surrounded by mature trees and wide-open space. Enjoy serene views from both the front and back porches—perfect for relaxing mornings or quiet evenings. The property features a spacious 24x32 shop with a concrete floor, sliding front doors, and full electrical setup, including standard outlets, lighting, and 220-volt service ideal for welding or workshop use. A large open yard provides plenty of room for outdoor activities, pets, or gardening, and even includes a small fenced area with a dog house. If you’re looking for privacy, functionality, and the beauty of country living, this property is a must-see!

12. 2026-05-02
    listed $129,000 Active 731-char remark

    Show marketing remark (731 chars)

    Charming country retreat on 1.01 acres! This 2 bedroom, 2 bath mobile home offers peaceful, private living surrounded by mature trees and wide-open space. Enjoy serene views from both the front and back porches—perfect for relaxing mornings or quiet evenings. The property features a spacious 24x32 shop with a concrete floor, sliding front doors, and full electrical setup, including standard outlets, lighting, and 220-volt service ideal for welding or workshop use. A large open yard provides plenty of room for outdoor activities, pets, or gardening, and even includes a small fenced area with a dog house. If you’re looking for privacy, functionality, and the beauty of country living, this property is a must-see!

13. 2026-03-05
    soldstatus $50,000
14. 2023-11-30
    soldstatus $68,000
15. 2008-08-01
    soldstatus $8,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,537
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$3,462
• Taxable income: $1,383
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $2,863/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: Dodge County
• NCES district ID: 1301770
• Math proficiency: 18% ▼ -21.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $34,856
• Composite: 18.1/100
• National rank: #8971
• State rank: #139 of 174 in GA

Livability — Eastman

• Score: 61/100
• State rank: #333
• US rank: #17509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,257

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 19,669 people
• By 2030: 18,784 · -4.5%
• By 2040: 16,878 · -14.2%
• By 2050: 14,837 · -24.6%
• By 2075: 9,804 · -50.2%
• By 2100: 5,885 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 25% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+49.9) · D 24.9% · R 74.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -35.9pp · 2024: -49.9pp
• All cycles: 2024: R+49.9 2020: R+45.5 2016: R+45.5 2012: R+35.9 2008: R+35.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.79%
• Current HPI: 216.6501
• 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

+1387.5% since first listed

9 events — show timeline

• 2026-06-12 Contingent — CGMLS
• 2026-06-12 Pending — GAMLS
• 2026-06-01 Price Changed $119,000 CGMLS
• 2026-06-01 Price Changed $119,000 GAMLS
• 2026-05-02 Listed $129,000 GAMLS
• 2026-05-02 Listed $129,000 CGMLS
• 2026-03-05 Sold (Public Records) $50,000 Public Records
• 2023-11-30 Sold (Public Records) $68,000 Public Records
• 2008-08-01 Sold (Public Records) $8,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $186 · -4.7% YoY. Source: county tax records.