112 Cheryl Ct · Gumbranch, GA 31316

$199,900

4 bd · 2.0 ba · 2,432 sqft · Manufactured public records · 179 Days on market

Built 2002 0.78 ac lot $82/sqft · 18% below area Est $245k · 18% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.0/10.0
• Appreciation +5.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

BACK ON THE MARKET! IMPROVED PRICE! Spacious & Stylish Retreat in Long County - No HOA! Welcome to this beautifully refreshed 4-bedroom, 2-bath mobile home nestled on a serene 0.78-acre lot in Long County. With 2,432 sq ft of living space, this home offers the perfect blend of comfort, style, and privacy. Step inside to discover modern updates throughout-from sleek fixtures and contemporary flooring to thoughtful finishes that elevate every room. The expansive layout includes a welcoming living room, a cozy den for added flexibility, a well-appointed kitchen with ample cabinetry, and a dining space ideal for gatherings. The primary suite features a spacious bedroom and a private bath with a double vanity, offering both convenience and luxury. Three additional bedrooms provide room for family, guests, or a home office. Outside, enjoy the covered front porch and rear deck-perfect for relaxing or entertaining. The mostly fenced backyard includes a utility shed for extra storage and plenty of space to garden, play, or unwind under the Georgia sky. With no HOA restrictions, you have the freedom to make this property truly your own. Whether you're looking for a family home or a peaceful retreat, this gem in Long County checks all the boxes.

Key facts

• Covered front porch
• Modern updates
• Rear deck

Tags

• 0.78-ACRE LOT
• MODERN UPDATES
• WELCOMING LIVING ROOM
• WELL-APPOINTED KITCHEN
• COVERED FRONT PORCH
• REAR DECK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.6% in Gumbranch — 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 60/100 on livability (#365 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools F, crime D-, amenities F.
• Long County (rural): math 26% / reading 26% proficiency, ranked #115 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 409 active listings in the ZIP; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $2k appreciation (1.2% local appreciation)).
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $200k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (median comp): $245,000
• List price: $199,900
• Delta: -18.41%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1795 Wilkinson Rd NE	0.40mi	4/2.0	2,432 (0%)	0mo	$280,000	$115	81
60 Tin Cup Ln NE	0.52mi	4/2.0	2,432 (0%)	1mo	$210,000	$86	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.68×
• Total profit: $37,977
• Equity at exit: $69,896

10-year hold

• IRR: 16.6%
• Equity multiple: 3.04×
• Total profit: $114,453
• Equity at exit: $94,179

Cash invested: $55,972 (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 31316

• Home prices YoY: 0.6%
• Active inventory: 409
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,206 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $514

Break-even live

Break-even rent $1,555

Max offer price $199,900

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $199,900 Active 179 DOM
2. 2026-06-18
   days on market $199,900 Active 178 DOM
3. 2026-06-17
   days on market $199,900 Active 177 DOM
4. 2026-06-16
   days on market $199,900 Active 176 DOM
5. 2026-06-15
   days on market $199,900 Active 175 DOM
6. 2026-06-14
   days on market $199,900 Active 173 DOM
7. 2026-06-13
   days on market $199,900 Active 172 DOM
8. 2026-06-10
   days on market $199,900 Active 170 DOM
9. 2026-06-09
   days on market $199,900 Active 169 DOM
10. 2026-06-08
    days on market $199,900 Active 168 DOM
11. 2026-06-07
    days on market $199,900 Active 167 DOM
12. 2026-06-05
    days on market $199,900 Active 164 DOM
13. 2026-06-03
    days on market $199,900 Active 163 DOM
14. 2026-06-02
    days on market $199,900 Active 162 DOM
15. 2026-06-01
    days on market $199,900 Active 161 DOM
16. 2026-05-31
    days on market $199,900 Active 160 DOM
17. 2026-05-30
    days on market $199,900 Active 159 DOM
18. 2026-05-11
    status Back On Market 1258-char remark

    Show marketing remark (1258 chars)

    BACK ON THE MARKET! IMPROVED PRICE! Spacious & Stylish Retreat in Long County - No HOA! Welcome to this beautifully refreshed 4-bedroom, 2-bath mobile home nestled on a serene 0.78-acre lot in Long County. With 2,432 sq ft of living space, this home offers the perfect blend of comfort, style, and privacy. Step inside to discover modern updates throughout-from sleek fixtures and contemporary flooring to thoughtful finishes that elevate every room. The expansive layout includes a welcoming living room, a cozy den for added flexibility, a well-appointed kitchen with ample cabinetry, and a dining space ideal for gatherings. The primary suite features a spacious bedroom and a private bath with a double vanity, offering both convenience and luxury. Three additional bedrooms provide room for family, guests, or a home office. Outside, enjoy the covered front porch and rear deck-perfect for relaxing or entertaining. The mostly fenced backyard includes a utility shed for extra storage and plenty of space to garden, play, or unwind under the Georgia sky. With no HOA restrictions, you have the freedom to make this property truly your own. Whether you're looking for a family home or a peaceful retreat, this gem in Long County checks all the boxes.

19. 2026-05-09
    status Active 887-char remark

    Show marketing remark (887 chars)

    IMPROVED PRICE! Spacious & Stylish Retreat in Long County – No HOA! Welcome to this beautifully refreshed 4-bedroom, 2-bath mobile home nestled on a serene 0.78-acre lot in Long County. With 2,432 sq ft of living space, this home offers the perfect blend of comfort, style, and privacy. Step inside to discover modern updates throughout—from sleek fixtures and contemporary flooring to thoughtful finishes that elevate every room. The expansive layout includes a welcoming living room, a cozy den for added flexibility, a well-appointed kitchen with ample cabinetry, and a dining space ideal for gatherings. Outside, enjoy the covered front porch and rear deck—perfect for relaxing or entertaining. The mostly fenced backyard includes a utility shed for extra storage and plenty of space to garden, play, or unwind under the Georgia sky. With no HOA restrictions.

20. 2026-05-09
    status Active

    Show marketing remark (887 chars)

    IMPROVED PRICE! Spacious & Stylish Retreat in Long County – No HOA! Welcome to this beautifully refreshed 4-bedroom, 2-bath mobile home nestled on a serene 0.78-acre lot in Long County. With 2,432 sq ft of living space, this home offers the perfect blend of comfort, style, and privacy. Step inside to discover modern updates throughout—from sleek fixtures and contemporary flooring to thoughtful finishes that elevate every room. The expansive layout includes a welcoming living room, a cozy den for added flexibility, a well-appointed kitchen with ample cabinetry, and a dining space ideal for gatherings. Outside, enjoy the covered front porch and rear deck—perfect for relaxing or entertaining. The mostly fenced backyard includes a utility shed for extra storage and plenty of space to garden, play, or unwind under the Georgia sky. With no HOA restrictions.

21. 2026-04-28
    status Pending

    Show marketing remark (887 chars)

    IMPROVED PRICE! Spacious & Stylish Retreat in Long County – No HOA! Welcome to this beautifully refreshed 4-bedroom, 2-bath mobile home nestled on a serene 0.78-acre lot in Long County. With 2,432 sq ft of living space, this home offers the perfect blend of comfort, style, and privacy. Step inside to discover modern updates throughout—from sleek fixtures and contemporary flooring to thoughtful finishes that elevate every room. The expansive layout includes a welcoming living room, a cozy den for added flexibility, a well-appointed kitchen with ample cabinetry, and a dining space ideal for gatherings. Outside, enjoy the covered front porch and rear deck—perfect for relaxing or entertaining. The mostly fenced backyard includes a utility shed for extra storage and plenty of space to garden, play, or unwind under the Georgia sky. With no HOA restrictions.

22. 2026-04-28
    status Under Contract 1258-char remark

    Show marketing remark (887 chars)

    IMPROVED PRICE! Spacious & Stylish Retreat in Long County – No HOA! Welcome to this beautifully refreshed 4-bedroom, 2-bath mobile home nestled on a serene 0.78-acre lot in Long County. With 2,432 sq ft of living space, this home offers the perfect blend of comfort, style, and privacy. Step inside to discover modern updates throughout—from sleek fixtures and contemporary flooring to thoughtful finishes that elevate every room. The expansive layout includes a welcoming living room, a cozy den for added flexibility, a well-appointed kitchen with ample cabinetry, and a dining space ideal for gatherings. Outside, enjoy the covered front porch and rear deck—perfect for relaxing or entertaining. The mostly fenced backyard includes a utility shed for extra storage and plenty of space to garden, play, or unwind under the Georgia sky. With no HOA restrictions.

23. 2026-04-28
    status Pending 887-char remark

    Show marketing remark (887 chars)

    IMPROVED PRICE! Spacious & Stylish Retreat in Long County – No HOA! Welcome to this beautifully refreshed 4-bedroom, 2-bath mobile home nestled on a serene 0.78-acre lot in Long County. With 2,432 sq ft of living space, this home offers the perfect blend of comfort, style, and privacy. Step inside to discover modern updates throughout—from sleek fixtures and contemporary flooring to thoughtful finishes that elevate every room. The expansive layout includes a welcoming living room, a cozy den for added flexibility, a well-appointed kitchen with ample cabinetry, and a dining space ideal for gatherings. Outside, enjoy the covered front porch and rear deck—perfect for relaxing or entertaining. The mostly fenced backyard includes a utility shed for extra storage and plenty of space to garden, play, or unwind under the Georgia sky. With no HOA restrictions.

24. 2026-02-28
    price $199,900
25. 2026-02-27
    price $199,900 1258-char remark

    Show marketing remark (887 chars)

    IMPROVED PRICE! Spacious & Stylish Retreat in Long County – No HOA! Welcome to this beautifully refreshed 4-bedroom, 2-bath mobile home nestled on a serene 0.78-acre lot in Long County. With 2,432 sq ft of living space, this home offers the perfect blend of comfort, style, and privacy. Step inside to discover modern updates throughout—from sleek fixtures and contemporary flooring to thoughtful finishes that elevate every room. The expansive layout includes a welcoming living room, a cozy den for added flexibility, a well-appointed kitchen with ample cabinetry, and a dining space ideal for gatherings. Outside, enjoy the covered front porch and rear deck—perfect for relaxing or entertaining. The mostly fenced backyard includes a utility shed for extra storage and plenty of space to garden, play, or unwind under the Georgia sky. With no HOA restrictions.

26. 2026-02-27
    price $199,900 887-char remark

    Show marketing remark (887 chars)

    IMPROVED PRICE! Spacious & Stylish Retreat in Long County – No HOA! Welcome to this beautifully refreshed 4-bedroom, 2-bath mobile home nestled on a serene 0.78-acre lot in Long County. With 2,432 sq ft of living space, this home offers the perfect blend of comfort, style, and privacy. Step inside to discover modern updates throughout—from sleek fixtures and contemporary flooring to thoughtful finishes that elevate every room. The expansive layout includes a welcoming living room, a cozy den for added flexibility, a well-appointed kitchen with ample cabinetry, and a dining space ideal for gatherings. Outside, enjoy the covered front porch and rear deck—perfect for relaxing or entertaining. The mostly fenced backyard includes a utility shed for extra storage and plenty of space to garden, play, or unwind under the Georgia sky. With no HOA restrictions.

27. 2026-02-09
    price $204,900 887-char remark

    Show marketing remark (1258 chars)

    BACK ON THE MARKET! IMPROVED PRICE! Spacious & Stylish Retreat in Long County - No HOA! Welcome to this beautifully refreshed 4-bedroom, 2-bath mobile home nestled on a serene 0.78-acre lot in Long County. With 2,432 sq ft of living space, this home offers the perfect blend of comfort, style, and privacy. Step inside to discover modern updates throughout-from sleek fixtures and contemporary flooring to thoughtful finishes that elevate every room. The expansive layout includes a welcoming living room, a cozy den for added flexibility, a well-appointed kitchen with ample cabinetry, and a dining space ideal for gatherings. The primary suite features a spacious bedroom and a private bath with a double vanity, offering both convenience and luxury. Three additional bedrooms provide room for family, guests, or a home office. Outside, enjoy the covered front porch and rear deck-perfect for relaxing or entertaining. The mostly fenced backyard includes a utility shed for extra storage and plenty of space to garden, play, or unwind under the Georgia sky. With no HOA restrictions, you have the freedom to make this property truly your own. Whether you're looking for a family home or a peaceful retreat, this gem in Long County checks all the boxes.

28. 2026-02-09
    price $204,900

    Show marketing remark (1258 chars)

    BACK ON THE MARKET! IMPROVED PRICE! Spacious & Stylish Retreat in Long County - No HOA! Welcome to this beautifully refreshed 4-bedroom, 2-bath mobile home nestled on a serene 0.78-acre lot in Long County. With 2,432 sq ft of living space, this home offers the perfect blend of comfort, style, and privacy. Step inside to discover modern updates throughout-from sleek fixtures and contemporary flooring to thoughtful finishes that elevate every room. The expansive layout includes a welcoming living room, a cozy den for added flexibility, a well-appointed kitchen with ample cabinetry, and a dining space ideal for gatherings. The primary suite features a spacious bedroom and a private bath with a double vanity, offering both convenience and luxury. Three additional bedrooms provide room for family, guests, or a home office. Outside, enjoy the covered front porch and rear deck-perfect for relaxing or entertaining. The mostly fenced backyard includes a utility shed for extra storage and plenty of space to garden, play, or unwind under the Georgia sky. With no HOA restrictions, you have the freedom to make this property truly your own. Whether you're looking for a family home or a peaceful retreat, this gem in Long County checks all the boxes.

29. 2026-02-09
    price $204,900 1258-char remark

    Show marketing remark (1258 chars)

    BACK ON THE MARKET! IMPROVED PRICE! Spacious & Stylish Retreat in Long County - No HOA! Welcome to this beautifully refreshed 4-bedroom, 2-bath mobile home nestled on a serene 0.78-acre lot in Long County. With 2,432 sq ft of living space, this home offers the perfect blend of comfort, style, and privacy. Step inside to discover modern updates throughout-from sleek fixtures and contemporary flooring to thoughtful finishes that elevate every room. The expansive layout includes a welcoming living room, a cozy den for added flexibility, a well-appointed kitchen with ample cabinetry, and a dining space ideal for gatherings. The primary suite features a spacious bedroom and a private bath with a double vanity, offering both convenience and luxury. Three additional bedrooms provide room for family, guests, or a home office. Outside, enjoy the covered front porch and rear deck-perfect for relaxing or entertaining. The mostly fenced backyard includes a utility shed for extra storage and plenty of space to garden, play, or unwind under the Georgia sky. With no HOA restrictions, you have the freedom to make this property truly your own. Whether you're looking for a family home or a peaceful retreat, this gem in Long County checks all the boxes.

30. 2025-10-02
    listed $219,900 New 1258-char remark

    Show marketing remark (887 chars)

    IMPROVED PRICE! Spacious & Stylish Retreat in Long County – No HOA! Welcome to this beautifully refreshed 4-bedroom, 2-bath mobile home nestled on a serene 0.78-acre lot in Long County. With 2,432 sq ft of living space, this home offers the perfect blend of comfort, style, and privacy. Step inside to discover modern updates throughout—from sleek fixtures and contemporary flooring to thoughtful finishes that elevate every room. The expansive layout includes a welcoming living room, a cozy den for added flexibility, a well-appointed kitchen with ample cabinetry, and a dining space ideal for gatherings. Outside, enjoy the covered front porch and rear deck—perfect for relaxing or entertaining. The mostly fenced backyard includes a utility shed for extra storage and plenty of space to garden, play, or unwind under the Georgia sky. With no HOA restrictions.

31. 2025-10-02
    listed $219,900 Active 887-char remark

    Show marketing remark (887 chars)

    IMPROVED PRICE! Spacious & Stylish Retreat in Long County – No HOA! Welcome to this beautifully refreshed 4-bedroom, 2-bath mobile home nestled on a serene 0.78-acre lot in Long County. With 2,432 sq ft of living space, this home offers the perfect blend of comfort, style, and privacy. Step inside to discover modern updates throughout—from sleek fixtures and contemporary flooring to thoughtful finishes that elevate every room. The expansive layout includes a welcoming living room, a cozy den for added flexibility, a well-appointed kitchen with ample cabinetry, and a dining space ideal for gatherings. Outside, enjoy the covered front porch and rear deck—perfect for relaxing or entertaining. The mostly fenced backyard includes a utility shed for extra storage and plenty of space to garden, play, or unwind under the Georgia sky. With no HOA restrictions.

32. 2025-10-02
    listed $219,900 Active

    Show marketing remark (887 chars)

    IMPROVED PRICE! Spacious & Stylish Retreat in Long County – No HOA! Welcome to this beautifully refreshed 4-bedroom, 2-bath mobile home nestled on a serene 0.78-acre lot in Long County. With 2,432 sq ft of living space, this home offers the perfect blend of comfort, style, and privacy. Step inside to discover modern updates throughout—from sleek fixtures and contemporary flooring to thoughtful finishes that elevate every room. The expansive layout includes a welcoming living room, a cozy den for added flexibility, a well-appointed kitchen with ample cabinetry, and a dining space ideal for gatherings. Outside, enjoy the covered front porch and rear deck—perfect for relaxing or entertaining. The mostly fenced backyard includes a utility shed for extra storage and plenty of space to garden, play, or unwind under the Georgia sky. With no HOA restrictions.

33. 2024-04-19
    soldstatus $80,000
34. 2003-05-23
    soldstatus $15,000

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$672/yr (+$56/mo · 57.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $26,475
• − Mortgage interest: −$11,198
• − Property taxes: −$1,167
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − Depreciation: −$5,815
• Taxable income: $3,060
• Est. tax owed @ 24.0%: −$734
• After-tax cash flow: $5,435/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: Long County
• NCES district ID: 1303360
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $45,958
• Composite: 22.51/100
• National rank: #8090
• State rank: #115 of 174 in GA

Livability — Gumbranch

• Score: 60/100
• State rank: #365
• US rank: #18664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Long County · 13,812 people
• Metro: Hinesville, GA
• Population (ZIP): 13,812
• Household income: $74,766
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 109.0

Population outlook (Long County) Hauer SSP2

• Today (2025): 24,669 people
• By 2030: 28,223 · +14.4%
• By 2040: 35,430 · +43.6%
• By 2050: 42,403 · +71.9%
• By 2075: 56,996 · +131.0%
• By 2100: 64,185 · +160.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Serbian 1% Italian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Long

• 2024 margin: Strong R (+29.5) · D 35.1% · R 64.6%
• 2008→2024 swing: -5.4pp toward R · 2008: -24.1pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+26.4 2016: R+30.8 2012: R+22.9 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.16%
• Current HPI: 195.2978
• Rent YoY: —
• Metro: Hinesville, GA
• 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

+1232.7% since first listed

17 events — show timeline

• 2026-05-11 Relisted — GAMLS
• 2026-05-09 Relisted — Hive MLS
• 2026-05-09 Relisted — HABR
• 2026-04-28 Pending — HABR
• 2026-04-28 Pending — GAMLS
• 2026-04-28 Pending — Hive MLS
• 2026-02-28 Price Changed $199,900 HABR
• 2026-02-27 Price Changed $199,900 GAMLS
• 2026-02-27 Price Changed $199,900 Hive MLS
• 2026-02-09 Price Changed $204,900 Hive MLS
• 2026-02-09 Price Changed $204,900 HABR
• 2026-02-09 Price Changed $204,900 GAMLS
• 2025-10-02 Listed $219,900 HABR
• 2025-10-02 Listed $219,900 Hive MLS
• 2025-10-02 Listed $219,900 GAMLS
• 2024-04-19 Sold (Public Records) $80,000 Public Records
• 2003-05-23 Sold (Public Records) $15,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,167 · -8.7% YoY. Source: county tax records.