1167 Shaunee Ln · Stapleton, GA 30823

$114,900

4 bd · 2.0 ba · 1,656 sqft · Manufactured public records · 38 Days on market

Built 2001 1.03 ac lot

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +6.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

4-Bedroom Fixer-Upper on 1 Acre Near Wrens Affordable opportunity with endless potential! This 4-bedroom, 2-bath manufactured home offers a spacious living room, a large kitchen, and plenty of room to spread out on a full acre of land. Located just minutes from Wrens, you'll enjoy the peace of country living while staying close to town. Perfect for investors, flippers, or buyers ready to put in some work, this property is ready for your personal touch. With its generous floor plan and private lot, it's a great chance to create your dream home or add to your rental portfolio. Bring your tools and imagination - Sold ''AS-IS''

Key facts

• Private lot
• Large kitchen
• 1 acre

Tags

• 1 ACRE
• SPACIOUS LIVING ROOM
• LARGE KITCHEN
• PRIVATE LOT

Property features AI

Finance

• Other: Zoning: R-1
• Financial info: Land is leased

Exterior

• Parking: Unpaved parking (other)
• Utilities: Well water; Septic tank; Cable available
• Home design: Manufactured home (residential); One level / 1 story; Entry level: 1; Facing: Has view
• Construction: Vinyl siding; Fiber cement siding; Composition roof; Pillar/post/pier foundation; Built on a crawl space
• Exterior features: Front porch; Porch

Interior

• Kitchen: Range
• Bedrooms: 6 total rooms (includes bedrooms and living areas)
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Electric heating; Fireplace(s)
• Interior features: Range; Tankless water heater; Porch (front); Storm doors; Has view
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/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: $111k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#141 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Jefferson County (rural): math 10% / reading 15% proficiency, ranked #166 of 174 in GA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wrens Elementary School (math 16% / reading 19%, grade F, #931 of 1,228 statewide, top 76%, 430 students, 100% FRL); Jefferson County Middle School (math 7% / reading 17%, grade F, #417 of 470 statewide, top 90%, 458 students, 100% FRL); Jefferson County High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 631 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 10 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($794 loan paydown + $6k appreciation (5.0% local appreciation)).
• Jefferson County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 38 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $82k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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. 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: 1.10% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.41×
• Total profit: $45,398
• Equity at exit: $65,171

10-year hold

• IRR: 21.9%
• Equity multiple: 4.76×
• Total profit: $120,828
• Equity at exit: $112,525

Cash invested: $32,172 (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 30823

• Home prices YoY: 3.4%
• Active inventory: 15
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $297

Break-even live

Break-even rent $890

Max offer price $114,900

Occupancy floor 72%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $114,900 Active 38 DOM
2. 2026-06-17
   days on market $114,900 Active 37 DOM
3. 2026-06-16
   days on market $114,900 Active 36 DOM
4. 2026-06-15
   days on market $114,900 Active 35 DOM
5. 2026-06-13
   days on market $114,900 Active 33 DOM
6. 2026-06-12
   days on market $114,900 Active 32 DOM
7. 2026-06-09
   days on market $114,900 Active 29 DOM
8. 2026-06-08
   days on market $114,900 Active 28 DOM
9. 2026-06-07
   days on market $114,900 Active 27 DOM
10. 2026-06-07
    days on market $114,900 Active 26 DOM
11. 2026-06-04
    days on market $114,900 Active 23 DOM
12. 2026-06-02
    days on market $114,900 Active 22 DOM
13. 2026-06-01
    days on market $114,900 Active 21 DOM
14. 2026-05-31
    days on market $114,900 Active 20 DOM
15. 2026-05-31
    days on market $114,900 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-03-21
    price $114,900
18. 2025-08-20
    listed $119,900 Active
19. 2025-08-20
    listed $114,900 Active 632-char remark
20. 2025-07-10
    historical
21. 2025-07-10
    historical
22. 2025-06-10
    listed $138,999
23. 2025-06-10
    listed $138,999
24. 2004-04-27
    soldstatus $81,700
25. 2003-12-10
    soldstatus $10,000

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $1,057 · $88/mo
• Expected delta: +$429/yr (+$36/mo · 68.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,182
• − Mortgage interest: −$6,436
• − Property taxes: −$629
• − Insurance: −$574
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$3,343
• Taxable income: $1,771
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $3,135/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: Jefferson County
• NCES district ID: 1303060
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 15% ▼ -8.00%
• Median HH income: $28,884
• Composite: 9.66/100
• National rank: #9837
• State rank: #166 of 174 in GA

Livability — Stapleton

• Score: 68/100
• State rank: #141
• US rank: #9500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,507

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 14,362 people
• By 2030: 13,415 · -6.6%
• By 2040: 11,559 · -19.5%
• By 2050: 9,949 · -30.7%
• By 2075: 7,040 · -51.0%
• By 2100: 5,145 · -64.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 23% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Italian 3% German 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Jefferson

• 2024 margin: Toss-up / Even · D 49.2% · R 50.5%
• 2008→2024 swing: -16.3pp toward R · 2008: 15.0pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: D+6.8 2016: D+10.8 2012: D+17.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.01%
• Current HPI: 154.3958
• 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

+1049.0% since first listed

10 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-21 Price Changed $114,900 Hive MLS
• 2025-08-20 Listed $114,900 Hive MLS
• 2025-08-20 Listed $119,900 Hive MLS
• 2025-07-10 Listing Removed — Hive MLS
• 2025-07-10 Listing Removed — Hive MLS
• 2025-06-10 Listed $138,999 Hive MLS
• 2025-06-10 Listed $138,999 Hive MLS
• 2004-04-27 Sold (Public Records) $81,700 Public Records
• 2003-12-10 Sold (Public Records) $10,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $629 · +3.9% YoY. Source: county tax records.