4523 Mockingbird Ln · Deenwood, GA 31503

$99,000

4 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 36 Days on market

Built 1992 1.53 ac lot $65/sqft · 43% below area Est $173k · 43% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3-bedroom, 2-bath mobile home situated on a generous 1.53-acre lot, offering plenty of room to spread out and make it your own. This home features a desirable split floorplan with a large living area that provides a comfortable central gathering space. The kitchen offers ample cabinet storage along with a pantry and flows easily into the dining area, making it functional for everyday living. The primary suite includes a double vanity and a large walk-in shower, with a Jack-and-Jill style layout connecting to an additional room—ideal for a nursery, office, or flex space. An attached 2-car garage provides excellent storage and workspace options. The property will need some work and is best suited for an investor or a buyer ready to take on home projects and add value over time. Enjoy the privacy and space of over 1.5 acres while still having the potential to create your ideal home.

Key facts

• Large living area
• Attached garage
• Split floorplan

Tags

• SPLIT FLOORPLAN
• LARGE LIVING AREA
• AMPLE CABINET STORAGE
• JACK-AND-JILL STYLE LAYOUT
• ATTACHED GARAGE
• OVER 1.5 ACRES

Property features AI

Finance

• Other: Resale property; Lot size: 1.53 acres
• HOA & community: No HOA

Exterior

• Parking: Attached garage
• Utilities: Public water; Septic tank; Other utilities
• Home design: Single family residence (house); One story
• Construction: Built in 1992
• Exterior features: Vinyl siding; Other roof

Interior

• Kitchen: Appliances: Other
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Separate shower; Bonus room; One-level living
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.9% in Deenwood — 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 65/100 on livability (#228 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Ware County (town): math 27% / reading 35% proficiency, ranked #95 of 174 in GA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wacona Elementary School (math 29% / reading 33%, grade F, #617 of 1,228 statewide, top 50%, 937 students, 94% FRL) — zoned schools average 94% FRL vs 64% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 143 active listings in the ZIP; 45 units permitted in Ware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ware County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 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, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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. 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?
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: 1.32% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.57%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

• ARV (median comp): $172,819
• List price: $99,000
• Delta: -42.71%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.3%
• Equity multiple: 1.41×
• Total profit: $11,257
• Equity at exit: $14,761

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $44,877
• Equity at exit: $8,560

Cash invested: $27,720 (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 31503

• Home prices YoY: -24.9%
• Active inventory: 143
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $429

Break-even live

Break-even rent $768

Max offer price $99,000

Occupancy floor 62%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $99,000 Active 36 DOM
2. 2026-06-17
   days on market $99,000 Active 35 DOM
3. 2026-06-16
   days on market $99,000 Active 34 DOM
4. 2026-06-15
   days on market $99,000 Active 33 DOM
5. 2026-06-13
   days on market $99,000 Active 31 DOM
6. 2026-06-12
   days on market $99,000 Active 30 DOM
7. 2026-06-09
   days on market $99,000 Active 27 DOM
8. 2026-06-08
   days on market $99,000 Active 26 DOM
9. 2026-06-07
   days on market $99,000 Active 25 DOM
10. 2026-06-04
    days on market $99,000 Active 21 DOM
11. 2026-06-02
    days on market $99,000 Active 20 DOM
12. 2026-06-01
    days on market $99,000 Active 19 DOM
13. 2026-05-31
    days on market $99,000 Active 18 DOM
14. 2026-05-31
    days on market $99,000 Active 17 DOM
15. 2026-05-13
    listed $99,000 Active 907-char remark

    Show marketing remark (907 chars)

    Spacious 3-bedroom, 2-bath mobile home situated on a generous 1.53-acre lot, offering plenty of room to spread out and make it your own. This home features a desirable split floorplan with a large living area that provides a comfortable central gathering space. The kitchen offers ample cabinet storage along with a pantry and flows easily into the dining area, making it functional for everyday living. The primary suite includes a double vanity and a large walk-in shower, with a Jack-and-Jill style layout connecting to an additional room—ideal for a nursery, office, or flex space. An attached 2-car garage provides excellent storage and workspace options. The property will need some work and is best suited for an investor or a buyer ready to take on home projects and add value over time. Enjoy the privacy and space of over 1.5 acres while still having the potential to create your ideal home.

16. 2026-04-29
    listed $99,000 New 910-char remark
17. 2025-04-04
    soldstatus $110,000
18. 2021-12-23
    listed $67,900

    Show marketing remark (190 chars)

    This 28x54 Chadwick Mobile Home was built in 1993 and is located in Waycross GA. It sits on 1.52 acres of land and features 4 bedrooms and 2 bathrooms. Roof is approximately three years old.

19. 2021-12-21
    soldstatus $60,000

    Show marketing remark (190 chars)

    This 28x54 Chadwick Mobile Home was built in 1993 and is located in Waycross GA. It sits on 1.52 acres of land and features 4 bedrooms and 2 bathrooms. Roof is approximately three years old.

20. 2021-12-20
    soldstatus $60,000
21. 2021-11-12
    listed $67,900
22. 2015-03-04
    soldstatus $37,500

ⓘ 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: $555 · $46/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$356/yr (+$30/mo · 64.1%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,733
• − Mortgage interest: −$5,546
• − Property taxes: −$555
• − Insurance: −$495
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$2,880
• Taxable income: $3,740
• Est. tax owed @ 24.0%: −$898
• After-tax cash flow: $4,251/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: Ware County
• NCES district ID: 1305430
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -12.00%
• Median HH income: $35,231
• Composite: 25.6/100
• National rank: #7415
• State rank: #95 of 174 in GA

Livability — Deenwood

• Score: 65/100
• State rank: #228
• US rank: #13292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,173

Population outlook (Ware County) Hauer SSP2

• Today (2025): 33,313 people
• By 2030: 32,071 · -3.7%
• By 2040: 29,587 · -11.2%
• By 2050: 27,197 · -18.4%
• By 2075: 22,323 · -33.0%
• By 2100: 18,197 · -45.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 21% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Ware

• 2024 margin: Solid R (+43.1) · D 28.3% · R 71.4%
• 2008→2024 swing: -8.7pp toward R · 2008: -34.5pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.4 2016: R+41.7 2012: R+33.9 2008: R+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.44%
• Current HPI: 230.6527
• 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

+164.0% since first listed

8 events — show timeline

• 2026-05-13 Listed $99,000 GIAR
• 2026-04-29 Listed $99,000 GAMLS
• 2025-04-04 Sold (Public Records) $110,000 Public Records
• 2021-12-23 Listed $67,900 TBOR
• 2021-12-21 Sold (MLS) $60,000 TBOR
• 2021-12-20 Sold (MLS) $60,000 GIAR
• 2021-11-12 Listed $67,900 GIAR
• 2015-03-04 Sold (Public Records) $37,500 Public Records

Property tax history

+10.8%/yr

Latest (2025): $555 · -1.1% YoY. Source: county tax records.