693 Old Quitman Annex Rd · Adel, GA 31620

$130,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 273 Days on market

Built 1986 Average condition 1.00 ac lot $90/sqft · 38% below area Est $208k · 38% under

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Why this score? — see what drove the C 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape the hustle and bustle and discover your private retreat. This well-maintained mobile home offers the perfect blend of rural tranquility and easy access to town. Situated on a spacious 1-acre lot, this property is a true haven, surrounded by a peaceful, secluded setting. The land provides ample space for outdoor activities, gardening, or simply enjoying the quiet of nature. Step inside this charming 3-bedroom, 2-bathroom home to find a comfortable and inviting layout. The home features not one, but two family rooms, providing plenty of space for entertaining, a play area, or a dedicated media room. The central kitchen seamlessly connects both living areas, making it the heart of the home. The split-level back porch offers the best of both worlds—a screened-in section for enjoying bug-free evenings and an open-air portion for grilling and soaking up the sun.

Key facts

• Screened-in section
• Two family rooms
• Spacious lot

Tags

• SPACIOUS LOT
• TWO FAMILY ROOMS
• CENTRAL KITCHEN
• SPLIT-LEVEL BACK PORCH
• SCREENED-IN SECTION
• OPEN-AIR PORTION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.4% in Adel — 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 69/100 on livability (#105 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime C-, schools F, amenities F.
• Cook County (rural): math 29% / reading 27% proficiency, ranked #111 of 174 in GA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 55 active listings in the ZIP; 47 units permitted in Cook County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cook County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 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. 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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $208,341
• List price: $130,000
• Delta: -37.60%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-12,727
• Equity at exit: $19,383

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-291
• Equity at exit: $11,240

Cash invested: $36,400 (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 31620

• Home prices YoY: -15.1%
• Active inventory: 55
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $131

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 85%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-13
   status $130,000 Under Contract 273 DOM
2. 2026-06-12
   statusdays on market $130,000 Active 273 DOM
3. 2026-06-09
   days on market $130,000 Back On Market 270 DOM
4. 2026-06-08
   statusdays on market $130,000 Back On Market 269 DOM
5. 2026-06-05
   days on market $130,000 Active 267 DOM
6. 2026-06-03
   days on market $130,000 Active 265 DOM
7. 2026-06-02
   days on market $130,000 Active 264 DOM
8. 2026-06-01
   days on market $130,000 Active 263 DOM
9. 2026-05-31
   days on market $130,000 Active 262 DOM
10. 2026-05-30
    days on market $130,000 Active 261 DOM
11. 2026-05-04
    price $130,000 881-char remark

    Show marketing remark (875 chars)

    Escape the hustle and bustle and discover your private retreat. This well-maintained mobile home offers the perfect blend of rural tranquility and easy access to town. Situated on a spacious 1-acre lot, this property is a true haven, surrounded by a peaceful, secluded setting. The land provides ample space for outdoor activities, gardening, or simply enjoying the quiet of nature. Step inside this charming 3-bedroom, 2-bathroom home to find a comfortable and inviting layout. The home features not one, but two family rooms, providing plenty of space for entertaining, a play area, or a dedicated media room. The central kitchen seamlessly connects both living areas, making it the heart of the home. The split-level back porch offers the best of both worlds-a screened-in section for enjoying bug-free evenings and an open-air portion for grilling and soaking up the sun.

12. 2026-05-04
    price $130,000 875-char remark

    Show marketing remark (875 chars)

    Escape the hustle and bustle and discover your private retreat. This well-maintained mobile home offers the perfect blend of rural tranquility and easy access to town. Situated on a spacious 1-acre lot, this property is a true haven, surrounded by a peaceful, secluded setting. The land provides ample space for outdoor activities, gardening, or simply enjoying the quiet of nature. Step inside this charming 3-bedroom, 2-bathroom home to find a comfortable and inviting layout. The home features not one, but two family rooms, providing plenty of space for entertaining, a play area, or a dedicated media room. The central kitchen seamlessly connects both living areas, making it the heart of the home. The split-level back porch offers the best of both worlds-a screened-in section for enjoying bug-free evenings and an open-air portion for grilling and soaking up the sun.

13. 2026-03-05
    price $145,000 875-char remark

    Show marketing remark (875 chars)

    Escape the hustle and bustle and discover your private retreat. This well-maintained mobile home offers the perfect blend of rural tranquility and easy access to town. Situated on a spacious 1-acre lot, this property is a true haven, surrounded by a peaceful, secluded setting. The land provides ample space for outdoor activities, gardening, or simply enjoying the quiet of nature. Step inside this charming 3-bedroom, 2-bathroom home to find a comfortable and inviting layout. The home features not one, but two family rooms, providing plenty of space for entertaining, a play area, or a dedicated media room. The central kitchen seamlessly connects both living areas, making it the heart of the home. The split-level back porch offers the best of both worlds-a screened-in section for enjoying bug-free evenings and an open-air portion for grilling and soaking up the sun.

14. 2025-10-20
    price $155,000 881-char remark

    Show marketing remark (875 chars)

    Escape the hustle and bustle and discover your private retreat. This well-maintained mobile home offers the perfect blend of rural tranquility and easy access to town. Situated on a spacious 1-acre lot, this property is a true haven, surrounded by a peaceful, secluded setting. The land provides ample space for outdoor activities, gardening, or simply enjoying the quiet of nature. Step inside this charming 3-bedroom, 2-bathroom home to find a comfortable and inviting layout. The home features not one, but two family rooms, providing plenty of space for entertaining, a play area, or a dedicated media room. The central kitchen seamlessly connects both living areas, making it the heart of the home. The split-level back porch offers the best of both worlds-a screened-in section for enjoying bug-free evenings and an open-air portion for grilling and soaking up the sun.

15. 2025-10-20
    price $155,000 875-char remark

    Show marketing remark (875 chars)

    Escape the hustle and bustle and discover your private retreat. This well-maintained mobile home offers the perfect blend of rural tranquility and easy access to town. Situated on a spacious 1-acre lot, this property is a true haven, surrounded by a peaceful, secluded setting. The land provides ample space for outdoor activities, gardening, or simply enjoying the quiet of nature. Step inside this charming 3-bedroom, 2-bathroom home to find a comfortable and inviting layout. The home features not one, but two family rooms, providing plenty of space for entertaining, a play area, or a dedicated media room. The central kitchen seamlessly connects both living areas, making it the heart of the home. The split-level back porch offers the best of both worlds-a screened-in section for enjoying bug-free evenings and an open-air portion for grilling and soaking up the sun.

16. 2025-09-11
    listed $165,000 Active 881-char remark

    Show marketing remark (881 chars)

    Escape the hustle and bustle and discover your private retreat. This well-maintained mobile home offers the perfect blend of rural tranquility and easy access to town. Situated on a spacious 1-acre lot, this property is a true haven, surrounded by a peaceful, secluded setting. The land provides ample space for outdoor activities, gardening, or simply enjoying the quiet of nature. Step inside this charming 3-bedroom, 2-bathroom home to find a comfortable and inviting layout. The home features not one, but two family rooms, providing plenty of space for entertaining, a play area, or a dedicated media room. The central kitchen seamlessly connects both living areas, making it the heart of the home. The split-level back porch offers the best of both worlds—a screened-in section for enjoying bug-free evenings and an open-air portion for grilling and soaking up the sun.

17. 2025-09-10
    listed $165,000 New 875-char remark

    Show marketing remark (875 chars)

    Escape the hustle and bustle and discover your private retreat. This well-maintained mobile home offers the perfect blend of rural tranquility and easy access to town. Situated on a spacious 1-acre lot, this property is a true haven, surrounded by a peaceful, secluded setting. The land provides ample space for outdoor activities, gardening, or simply enjoying the quiet of nature. Step inside this charming 3-bedroom, 2-bathroom home to find a comfortable and inviting layout. The home features not one, but two family rooms, providing plenty of space for entertaining, a play area, or a dedicated media room. The central kitchen seamlessly connects both living areas, making it the heart of the home. The split-level back porch offers the best of both worlds-a screened-in section for enjoying bug-free evenings and an open-air portion for grilling and soaking up the sun.

18. 2022-01-28
    soldstatus $119,000
19. 2021-12-08
    listed $119,900

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,631
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$3,782
• Taxable loss: −$534
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $1,696/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This mobile home offers a good starting point with a spacious layout and a peaceful setting, but requires some cosmetic updates to enhance its curb appeal and energy efficiency.

Repairs flagged

• Minor exterior siding — moderate wear
• Minor interior paint — some fading

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental replace window seals — improves energy efficiency
• Both update bathroom fixtures — modernizes and increases value
• Both install new flooring in kitchen — enhances aesthetics and durability

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · moderate wear	Minor	$500–3,000
interior paint · some fading	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental replace window seals — improves energy efficiency ↑
• Both update bathroom fixtures — modernizes and increases value ↑
• Both install new flooring in kitchen — enhances aesthetics and durability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cook County
• NCES district ID: 1301470
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $35,135
• Composite: 23.14/100
• National rank: #7951
• State rank: #111 of 174 in GA

Livability — Adel

• Score: 69/100
• State rank: #105
• US rank: #8186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,199
• Population (ZIP): 11,199

Population outlook (Cook County) Hauer SSP2

• Today (2025): 16,984 people
• By 2030: 16,800 · -1.1%
• By 2040: 16,343 · -3.8%
• By 2050: 15,696 · -7.6%
• By 2075: 13,451 · -20.8%
• By 2100: 10,357 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 25% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Slovak 4% Serbian 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Cook

• 2024 margin: Solid R (+46.5) · D 26.6% · R 73.0%
• 2008→2024 swing: -17.5pp toward R · 2008: -28.9pp · 2024: -46.5pp
• All cycles: 2024: R+46.5 2020: R+40.4 2016: R+40.1 2012: R+31.4 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.58%
• Current HPI: 222.35
• 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

+8.4% since first listed

9 events — show timeline

• 2026-05-04 Price Changed $130,000 TBOR
• 2026-05-04 Price Changed $130,000 GAMLS
• 2026-03-05 Price Changed $145,000 GAMLS
• 2025-10-20 Price Changed $155,000 TBOR
• 2025-10-20 Price Changed $155,000 GAMLS
• 2025-09-11 Listed $165,000 TBOR
• 2025-09-10 Listed $165,000 GAMLS
• 2022-01-28 Sold (MLS) $119,000 SGMLS
• 2021-12-08 Listed $119,900 SGMLS