17 Broomstraw Trce · Guyton, GA 31308

$176,200

3 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 6 Days on market

Built 2001 1.00 ac lot Est $176k · at est.

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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 +27.4/30.0
• DSCR +9.5/10.0
• ARV discount +7.3/15.0
• 1% rule +6.5/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing price on this charming mobile home on a permanent foundation that offers an inviting open layout with vaulted ceilings in the family room, dining area, and kitchen—perfect for everyday living and entertaining. The kitchen features stainless steel appliances. This 3-bedroom, 2-bath mobile home provides comfort and style throughout. Enjoy peaceful outdoor living from the screened porch overlooking a 1-acre private wooded lot with a pond, small bridge and a scenic stream. The property also includes a 24’ x 24’ detached workshop with a garage door. Conveniently located just inside Bulloch County near the Bryan County line—only 26 miles to Statesboro, 16 miles to Pooler, 15 miles to Pembroke, and 5 miles to I-16 and the Hyundai Meta site. This Deal won’t last long!

Key facts

• Pond
• Open layout
• Screened porch

Tags

• OPEN LAYOUT
• VAULTED CEILINGS
• STAINLESS STEEL APPLIANCES
• SCREENED PORCH
• PRIVATE WOODED LOT
• POND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $176k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Cap rate 9.8% vs local median 4.5% in Guyton — 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 (#128 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Bulloch County (rural): math 32% / reading 33% proficiency, ranked #85 of 174 in GA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 668 units permitted in Bulloch County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Bulloch County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y ago 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, 97% chance of damaging wind over 30y; major 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 $176,200

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.15% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.47%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $175,536
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Broomstraw Trce	0.00mi	3/2.0	1,104 (0%)	1mo	$174,200	$158	99
3122 Eldora Rd	0.23mi	3/2.0	1,104 (0%)	22mo	$175,000	$159	71
3074 Eldora Rd	0.22mi	3/1.5	1,200 (+9%)	10mo	$170	—	65

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $4,055
• Equity at exit: $26,272

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $45,375
• Equity at exit: $15,235

Cash invested: $49,336 (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 31308

• Home prices YoY: -4.1%
• Active inventory: 79
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,022 medium
• Mortgage (P&I): −$924
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $513

Break-even live

Break-even rent $1,373

Max offer price $176,200

Occupancy floor 70%

Sensitivity live

Price	-10% $613	-5% $563	+0% $513	+5% $463	+10% $413
Rent	-10% $353	-5% $433	+0% $513	+5% $593	+10% $672
Rate	-1.0pp $601	-0.5pp $558	base $513	+0.5pp $467	+1.0pp $421

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: $44,050
• Closing costs: $5,286
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-22
   soldstatus $174,200 Closed 808-char remark

   Show marketing remark (778 chars)

   Amazing price on this charming mobile home on a permanent foundation that offers an inviting open layout with vaulted ceilings in the family room, dining area, and kitchen-perfect for everyday living and entertaining. The kitchen features stainless steel appliances. This 3-bedroom, 2-bath mobile home provides comfort and style throughout. Enjoy peaceful outdoor living from the screened porch overlooking a 1-acre private wooded lot with a pond, small bridge and a scenic stream. The property also includes a 24' x 24' detached workshop with a garage door. Conveniently located just inside Bulloch County near the Bryan County line-only 26 miles to Statesboro, 16 miles to Pooler, 15 miles to Pembroke, and 5 miles to I-16 and the Hyundai Meta site. This Deal won't last long!

2. 2026-05-22
   soldstatus $174,200 Sold 778-char remark

   Show marketing remark (778 chars)

   Amazing price on this charming mobile home on a permanent foundation that offers an inviting open layout with vaulted ceilings in the family room, dining area, and kitchen-perfect for everyday living and entertaining. The kitchen features stainless steel appliances. This 3-bedroom, 2-bath mobile home provides comfort and style throughout. Enjoy peaceful outdoor living from the screened porch overlooking a 1-acre private wooded lot with a pond, small bridge and a scenic stream. The property also includes a 24' x 24' detached workshop with a garage door. Conveniently located just inside Bulloch County near the Bryan County line-only 26 miles to Statesboro, 16 miles to Pooler, 15 miles to Pembroke, and 5 miles to I-16 and the Hyundai Meta site. This Deal won't last long!

3. 2026-04-22
   status Pending 808-char remark

   Show marketing remark (778 chars)

   Amazing price on this charming mobile home on a permanent foundation that offers an inviting open layout with vaulted ceilings in the family room, dining area, and kitchen-perfect for everyday living and entertaining. The kitchen features stainless steel appliances. This 3-bedroom, 2-bath mobile home provides comfort and style throughout. Enjoy peaceful outdoor living from the screened porch overlooking a 1-acre private wooded lot with a pond, small bridge and a scenic stream. The property also includes a 24' x 24' detached workshop with a garage door. Conveniently located just inside Bulloch County near the Bryan County line-only 26 miles to Statesboro, 16 miles to Pooler, 15 miles to Pembroke, and 5 miles to I-16 and the Hyundai Meta site. This Deal won't last long!

4. 2026-04-22
   status Under Contract 778-char remark

   Show marketing remark (778 chars)

   Amazing price on this charming mobile home on a permanent foundation that offers an inviting open layout with vaulted ceilings in the family room, dining area, and kitchen-perfect for everyday living and entertaining. The kitchen features stainless steel appliances. This 3-bedroom, 2-bath mobile home provides comfort and style throughout. Enjoy peaceful outdoor living from the screened porch overlooking a 1-acre private wooded lot with a pond, small bridge and a scenic stream. The property also includes a 24' x 24' detached workshop with a garage door. Conveniently located just inside Bulloch County near the Bryan County line-only 26 miles to Statesboro, 16 miles to Pooler, 15 miles to Pembroke, and 5 miles to I-16 and the Hyundai Meta site. This Deal won't last long!

5. 2026-04-22
   status Pending

   Show marketing remark (778 chars)

   Amazing price on this charming mobile home on a permanent foundation that offers an inviting open layout with vaulted ceilings in the family room, dining area, and kitchen-perfect for everyday living and entertaining. The kitchen features stainless steel appliances. This 3-bedroom, 2-bath mobile home provides comfort and style throughout. Enjoy peaceful outdoor living from the screened porch overlooking a 1-acre private wooded lot with a pond, small bridge and a scenic stream. The property also includes a 24' x 24' detached workshop with a garage door. Conveniently located just inside Bulloch County near the Bryan County line-only 26 miles to Statesboro, 16 miles to Pooler, 15 miles to Pembroke, and 5 miles to I-16 and the Hyundai Meta site. This Deal won't last long!

6. 2026-04-15
   listed $176,200 Active
7. 2026-04-13
   listed $176,200 Active 808-char remark

   Show marketing remark (778 chars)

   Amazing price on this charming mobile home on a permanent foundation that offers an inviting open layout with vaulted ceilings in the family room, dining area, and kitchen-perfect for everyday living and entertaining. The kitchen features stainless steel appliances. This 3-bedroom, 2-bath mobile home provides comfort and style throughout. Enjoy peaceful outdoor living from the screened porch overlooking a 1-acre private wooded lot with a pond, small bridge and a scenic stream. The property also includes a 24' x 24' detached workshop with a garage door. Conveniently located just inside Bulloch County near the Bryan County line-only 26 miles to Statesboro, 16 miles to Pooler, 15 miles to Pembroke, and 5 miles to I-16 and the Hyundai Meta site. This Deal won't last long!

8. 2026-04-13
   listed $176,200 New 778-char remark

   Show marketing remark (778 chars)

   Amazing price on this charming mobile home on a permanent foundation that offers an inviting open layout with vaulted ceilings in the family room, dining area, and kitchen-perfect for everyday living and entertaining. The kitchen features stainless steel appliances. This 3-bedroom, 2-bath mobile home provides comfort and style throughout. Enjoy peaceful outdoor living from the screened porch overlooking a 1-acre private wooded lot with a pond, small bridge and a scenic stream. The property also includes a 24' x 24' detached workshop with a garage door. Conveniently located just inside Bulloch County near the Bryan County line-only 26 miles to Statesboro, 16 miles to Pooler, 15 miles to Pembroke, and 5 miles to I-16 and the Hyundai Meta site. This Deal won't last long!

9. 2024-02-21
   soldstatus $191,000
10. 2024-02-20
    soldstatus $191,000
11. 2024-01-10
    listed $183,000
12. 2024-01-10
    listed $183,000
13. 2022-05-24
    soldstatus $145,000
14. 2021-12-09
    historical
15. 2021-10-01
    listed $140,000
16. 2012-07-26
    soldstatus $34,000

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,621 · $135/mo
• Expected delta: +$576/yr (+$48/mo · 55.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,263
• − Mortgage interest: −$9,870
• − Property taxes: −$1,045
• − Insurance: −$881
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$5,126
• Taxable income: $3,459
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $5,323/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: Bulloch County
• NCES district ID: 1300630
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $36,335
• Composite: 26.97/100
• National rank: #7074
• State rank: #85 of 174 in GA

Livability — Guyton

• Score: 69/100
• State rank: #128
• US rank: #9058

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 25,991
• Population (ZIP): 8,814

Population outlook (Bulloch County) Hauer SSP2

• Today (2025): 79,935 people
• By 2030: 83,796 · +4.8%
• By 2040: 89,717 · +12.2%
• By 2050: 94,558 · +18.3%
• By 2075: 104,376 · +30.6%
• By 2100: 112,857 · +41.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 17% Two or more races 10% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Hispanic 2% Italian 2% Scotch-Irish 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 2% Tagalog/Filipino 1%

Political lean MEDSL · Bulloch

• 2024 margin: Strong R (+29.0) · D 35.3% · R 64.3%
• 2008→2024 swing: -9.8pp toward R · 2008: -19.2pp · 2024: -29.0pp
• All cycles: 2024: R+29.0 2020: R+23.7 2016: R+23.4 2012: R+19.1 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.60%
• Current HPI: 249.2442
• 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

+412.4% since first listed

16 events — show timeline

• 2026-05-22 Sold (MLS) $174,200 GAMLS
• 2026-05-22 Sold (MLS) $174,200 Hive MLS
• 2026-04-22 Pending — Hive MLS
• 2026-04-22 Pending — GAMLS
• 2026-04-22 Pending — GIAR
• 2026-04-15 Listed $176,200 GIAR
• 2026-04-13 Listed $176,200 GAMLS
• 2026-04-13 Listed $176,200 Hive MLS
• 2024-02-21 Sold (Public Records) $191,000 Public Records
• 2024-02-20 Sold (MLS) $191,000 Hive MLS
• 2024-01-10 Listed $183,000 Hive MLS
• 2024-01-10 Listed $183,000 Hive MLS
• 2022-05-24 Sold (Public Records) $145,000 Public Records
• 2021-12-09 Listing Removed — Hive MLS
• 2021-10-01 Listed $140,000 Hive MLS
• 2012-07-26 Sold (MLS) $34,000 GAMLS

Property tax history

+16.5%/yr

Latest (2025): $1,045 · +25.7% YoY. Source: county tax records.