125 Sputnik St · Piney Grove, GA 31808

$219,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 33 Days on market

Built 1989 1.00 ac lot $151/sqft · 22% above area Est $180k · 22% over ↓ 9% since listing

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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 +19.4/30.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Newly remodeled 3 bedroom 2 bath mobile home in Harris County Ga on Permanent Foundation! This home has it ALL NEW laminate & porcelain tile flooring, NEW Amish kitchen cabinets w/ quartz countertops, renovated bathrooms. New metal roof. Large lot with views of the lake. Don't miss this opportunity to enjoy privacy convenient to shopping, schools and hwy access. Brand New Mini Splits Ac

Key facts

• Quartz countertops
• Metal roof
• Renovated bathrooms

Tags

• REMODELED MOBILE HOME
• AMISH KITCHEN CABINETS
• QUARTZ COUNTERTOPS
• RENOVATED BATHROOMS
• METAL ROOF
• LARGE LOT

Property features AI

Finance

• Other: Property type: Residential
• Financial info: —
• HOA & community: Mulberry Estates subdivision

Exterior

• Parking: —
• Security: —
• Utilities: Public water; Septic tank
• Home design: Single-family residence
• Construction: —
• Exterior features: Wooded lot

Interior

• Kitchen: —
• Bedrooms: —
• Flooring: —
• Bathrooms: 2 full bathrooms
• Heating & cooling: —
• Interior features: Lake privileges
• Laundry & utility: —

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Harris County (rural): math 41% / reading 43% proficiency, ranked #27 of 174 in GA (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Mountain Hill Elementary School (math 57% / reading 57%, grade C+, #151 of 1,228 statewide, top 13%, 501 students, 30% FRL); Creekside School (math 39% / reading 43%, grade F, #135 of 470 statewide, top 29%, 858 students, 30% FRL); Harris County High School (math 30% / reading 39%, grade F, #88 of 424 statewide, top 22%, 1,703 students, 25% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 189 active listings in the ZIP; 189 units permitted in Harris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Harris County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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. 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?
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: 1.02% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $179,737
• List price: $219,900
• Delta: 22.35%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-19,944
• Equity at exit: $32,788

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,929
• Equity at exit: $19,013

Cash invested: $61,572 (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 31808

• Home prices YoY: -24.8%
• Active inventory: 189
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,235 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $246

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 84%

Sensitivity live

Price	-10% $398	-5% $322	+0% $246	+5% $170	+10% $94
Rent	-10% $69	-5% $158	+0% $246	+5% $334	+10% $422
Rate	-1.0pp $357	-0.5pp $302	base $246	+0.5pp $189	+1.0pp $131

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $219,900 Active 33 DOM
2. 2026-06-18
   days on market $219,900 Active 30 DOM
3. 2026-06-17
   days on market $219,900 Active 29 DOM
4. 2026-06-16
   days on market $219,900 Active 28 DOM
5. 2026-06-15
   days on market $219,900 Active 27 DOM
6. 2026-06-14
   days on market $219,900 Active 25 DOM
7. 2026-06-13
   days on market $219,900 Active 24 DOM
8. 2026-06-10
   days on market $219,900 Active 22 DOM
9. 2026-06-09
   days on market $219,900 Active 21 DOM
10. 2026-06-08
    days on market $219,900 Active 20 DOM
11. 2026-06-07
    days on market $219,900 Active 19 DOM
12. 2026-06-05
    days on market $219,900 Active 16 DOM
13. 2026-06-03
    days on market $219,900 Active 15 DOM
14. 2026-06-02
    days on market $219,900 Active 14 DOM
15. 2026-06-01
    days on market $219,900 Active 13 DOM
16. 2026-05-31
    days on market $219,900 Active 12 DOM
17. 2026-05-30
    days on market $219,900 Active 11 DOM
18. 2026-05-19
    listed $219,900 Active 395-char remark
19. 2023-11-21
    price $219,000
20. 2023-10-27
    price $221,900
21. 2023-10-16
    price $229,900
22. 2023-10-02
    price $237,900
23. 2023-09-21
    price $241,900

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,817
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$6,397
• Taxable loss: −$586
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $3,090/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: Harris County
• NCES district ID: 1302700
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $66,705
• Composite: 37.75/100
• National rank: #4350
• State rank: #27 of 174 in GA

Livability — Piney Grove

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

Census & demographics

• Population (ZIP): 8,888

Population outlook (Harris County) Hauer SSP2

• Today (2025): 35,683 people
• By 2030: 36,673 · +2.8%
• By 2040: 38,038 · +6.6%
• By 2050: 38,782 · +8.7%
• By 2075: 41,279 · +15.7%
• By 2100: 41,103 · +15.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 16% Asian 6% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 1% Portuguese 1%
• Foreign-born: 4% · South Korea, Canada
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · Harris

• 2024 margin: Solid R (+46.1) · D 26.7% · R 72.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -43.4pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.3 2016: R+47.9 2012: R+45.6 2008: R+43.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.54%
• Current HPI: 171.9072
• 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

-9.1% since first listed

6 events — show timeline

• 2026-05-19 Listed $219,900 CBOR
• 2023-11-21 Price Changed $219,000 CBOR
• 2023-10-27 Price Changed $221,900 CBOR
• 2023-10-16 Price Changed $229,900 CBOR
• 2023-10-02 Price Changed $237,900 CBOR
• 2023-09-21 Price Changed $241,900 CBOR

Property tax history

+0.2%/yr

Latest (2025): $429 · +4.8% YoY. Source: county tax records.