13680 Hwy 68 S · Oconee, GA 31089

$169,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 66 Days on market

Built 1995 2.02 ac lot

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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).

• Cash flow +10.2/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +2.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.9/10.0

Listing remarks MLS

Enjoy the peaceful seclusion of this private, country home while still conveniently located to Dublin, Wrightsville and Sandersville.

Key facts

• Peaceful seclusion
• Conveniently located
• Private country home

Tags

• PRIVATE COUNTRY HOME
• PEACEFUL SECLUSION
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (31.3% below list).
• Recommended offer: $116k (31.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#541 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Washington County (town): math 24% / reading 21% proficiency, ranked #138 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP; 66 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $10k appreciation (6.2% local appreciation)).
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($159k) 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

• 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 $116,171 (31.3% 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 66 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.94×
• Total profit: $44,621
• Equity at exit: $108,445

10-year hold

• IRR: 14.2%
• Equity multiple: 3.86×
• Total profit: $135,400
• Equity at exit: $198,592

Cash invested: $47,320 (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 31089

• Home prices YoY: 3.8%
• Active inventory: 11
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-97

Break-even live

Break-even rent $1,284

Max offer price $151,889

Occupancy floor —

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-11
   status Under Contract 133-char remark

   Show marketing remark (133 chars)

   Enjoy the peaceful seclusion of this private, country home while still conveniently located to Dublin, Wrightsville and Sandersville.

2. 2026-03-22
   status Back On Market 133-char remark

   Show marketing remark (133 chars)

   Enjoy the peaceful seclusion of this private, country home while still conveniently located to Dublin, Wrightsville and Sandersville.

3. 2026-03-05
   status Under Contract 133-char remark

   Show marketing remark (133 chars)

   Enjoy the peaceful seclusion of this private, country home while still conveniently located to Dublin, Wrightsville and Sandersville.

4. 2026-02-15
   listed $169,000 New 133-char remark

   Show marketing remark (133 chars)

   Enjoy the peaceful seclusion of this private, country home while still conveniently located to Dublin, Wrightsville and Sandersville.

ⓘ 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: $695 · $58/mo
• Projected year-2 tax: $1,555 · $130/mo
• Expected delta: +$860/yr (+$72/mo · 123.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,941
• − Mortgage interest: −$9,467
• − Property taxes: −$695
• − Insurance: −$845
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$4,916
• Taxable loss: −$4,213
• Est. tax savings @ 24.0%: +$1,011
• After-tax cash flow: $-151/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: Washington County
• NCES district ID: 1305490
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $34,464
• Composite: 18.52/100
• National rank: #8916
• State rank: #138 of 174 in GA

Livability — Oconee

• Score: 54/100
• State rank: #541
• US rank: #23979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 232
• Population (ZIP): 4,084

Population outlook (Washington County) Hauer SSP2

• Today (2025): 20,052 people
• By 2030: 19,417 · -3.2%
• By 2040: 17,900 · -10.7%
• By 2050: 16,237 · -19.0%
• By 2075: 12,990 · -35.2%
• By 2100: 9,709 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (61%)
• Race & ethnicity: Black 61% White 36% Two or more races 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Toss-up / Even · D 48.9% · R 50.8%
• 2008→2024 swing: -6.3pp toward R · 2008: 4.4pp · 2024: -1.9pp
• All cycles: 2024: R+1.9 2020: D+0.8 2016: D+0.6 2012: D+7.6 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.21%
• Current HPI: 171.8996
• 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

4 events — show timeline

• 2026-05-11 Pending — GAMLS
• 2026-03-22 Relisted — GAMLS
• 2026-03-05 Pending — GAMLS
• 2026-02-15 Listed $169,000 GAMLS

Property tax history

+2.4%/yr

Latest (2025): $695 · +1.8% YoY. Source: county tax records.