8604 Randall Crews Rd · Hoboken, GA 31542

$154,900

3 bd · 2.0 ba · 1,344 sqft · Other · 63 Days on market

Built 2023 1.00 ac lot

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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 +8.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Here's a nice 2023 mobile home that sits on an acre and offers the perfect blend of space, comfort and modern design. Featuring 3 bedrooms and 2 baths, this home welcomes you with an open concept living room complete with stylish wood flooring throughout. The kitchen is fully equipped with all appliances, island and a designated dining area - perfect for both everyday living and entertaining. A separate laundry area adds convenience and functionality. The split floor plan provides added privacy, highlighted by a spacious master suite that includes a large bedroom, double sinks and shower in the master bath. The additional bedrooms are nice sized, and the guest bathroom features a tub/shower combo. Priced to sell, this property won't last long - don't miss your opportunity and call today to make this your new home!!!

Key facts

• 1 acre lot
• Built 2023
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $155k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (22.9% below list).
• Recommended offer: $119k (22.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#147 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime D, amenities F, commute F.
• Brantley County (rural): math 48% / reading 43% proficiency, ranked #26 of 174 in GA (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hoboken Elementary School (math 64% / reading 46%, grade C, #178 of 1,228 statewide, top 15%, 541 students, 71% FRL); Brantley County Middle School (math 37% / reading 42%, grade F, #147 of 470 statewide, top 33%, 530 students, 71% FRL); Brantley County High School (math 33% / reading 27%, grade F, #135 of 424 statewide, top 32%, 902 students, 70% FRL).
• Market conditions: 12 active listings in the ZIP; 49 units permitted in Brantley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Brantley County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $119,427 (22.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.25×
• Total profit: $10,944
• Equity at exit: $70,028

10-year hold

• IRR: 7.5%
• Equity multiple: 2.15×
• Total profit: $49,905
• Equity at exit: $108,215

Cash invested: $43,372 (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 31542

• Home prices YoY: 2.8%
• Active inventory: 12
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-127

Break-even live

Break-even rent $1,355

Max offer price $136,522

Occupancy floor —

Sensitivity live

Price	-10% $-20	-5% $-73	+0% $-127	+5% $-181	+10% $-234
Rent	-10% $-221	-5% $-174	+0% $-127	+5% $-80	+10% $-33
Rate	-1.0pp $-49	-0.5pp $-88	base $-127	+0.5pp $-167	+1.0pp $-208

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $154,900 Pending 63 DOM
2. 2026-06-17
   days on market $154,900 Active 63 DOM
3. 2026-06-16
   days on market $154,900 Active 62 DOM
4. 2026-06-15
   days on market $154,900 Active 61 DOM
5. 2026-06-13
   days on market $154,900 Active 59 DOM
6. 2026-06-12
   days on market $154,900 Active 58 DOM
7. 2026-06-09
   days on market $154,900 Active 55 DOM
8. 2026-06-08
   pricedays on market $154,900 Active 54 DOM
9. 2026-06-07
   days on market $159,900 Active 53 DOM
10. 2026-06-07
    days on market $159,900 Active 52 DOM
11. 2026-06-04
    days on market $159,900 Active 49 DOM
12. 2026-06-02
    days on market $159,900 Active 48 DOM
13. 2026-06-01
    days on market $159,900 Active 47 DOM
14. 2026-05-31
    days on market $159,900 Active 46 DOM
15. 2026-05-31
    days on market $159,900 Active 45 DOM
16. 2026-04-15
    listed $159,900 Active 827-char remark

    Show marketing remark (827 chars)

    Here's a nice 2023 mobile home that sits on an acre and offers the perfect blend of space, comfort and modern design. Featuring 3 bedrooms and 2 baths, this home welcomes you with an open concept living room complete with stylish wood flooring throughout. The kitchen is fully equipped with all appliances, island and a designated dining area - perfect for both everyday living and entertaining. A separate laundry area adds convenience and functionality. The split floor plan provides added privacy, highlighted by a spacious master suite that includes a large bedroom, double sinks and shower in the master bath. The additional bedrooms are nice sized, and the guest bathroom features a tub/shower combo. Priced to sell, this property won't last long - don't miss your opportunity and call today to make this your new home!!!

ⓘ 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 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,331
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$4,506
• Taxable loss: −$4,243
• Est. tax savings @ 24.0%: +$1,018
• After-tax cash flow: $-506/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: Brantley County
• NCES district ID: 1300480
• Math proficiency: 48% ▼ -5.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $37,053
• Composite: 37.85/100
• National rank: #4328
• State rank: #26 of 174 in GA

Livability — Hoboken

• Score: 68/100
• State rank: #147
• US rank: #9740

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,464

Population outlook (Brantley County) Hauer SSP2

• Today (2025): 18,422 people
• By 2030: 18,220 · -1.1%
• By 2040: 17,441 · -5.3%
• By 2050: 16,044 · -12.9%
• By 2075: 11,707 · -36.5%
• By 2100: 7,006 · -62.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 1%
• Common ancestry: Italian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Brantley

• 2024 margin: Solid R (+82.5) · D 8.7% · R 91.1%
• 2008→2024 swing: -19.4pp toward R · 2008: -63.1pp · 2024: -82.5pp
• All cycles: 2024: R+82.5 2020: R+81.2 2016: R+78.6 2012: R+67.0 2008: R+63.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.04%
• Current HPI: 111.4546
• 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

1 event — show timeline

• 2026-04-15 Listed $159,900 GIAR

Property tax history

-6.1%/yr

Latest (2025): $193 · +38.6% YoY. Source: county tax records.