4402 Harper Rd · Pulaski, GA 30439

$99,999

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 59 Days on market

Built 1997 2.34 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Investor special with serious upside potential! Spacious 3BR/2BA manufactured home offering approximately 1,680 sqft on a generous lot in Candler County. This property is a true fixer-upper and priced for renovation-minded buyers ready to bring their vision and tools. Interior and exterior need significant repairs, updates, and cosmetic improvements, but the size, layout, and lot make this an excellent opportunity for investors, flippers, landlords, or buyers seeking sweat equity. Features include large living area with fireplace, open kitchen with island, split-bedroom style layout, and room to reimagine throughout. Strong value-add potential after rehab. Sold as-is, where-is. Cash or reno

Key facts

• Large living area
• Open kitchen
• 2.34 acre lot

Tags

• LARGE LIVING AREA
• OPEN KITCHEN
• SPLIT-BEDROOM STYLE LAYOUT

Property features AI

Finance

• Other: Approximately 2.34-acre lot; Public-records source for living area and lot size
• Financial info: Listing marketed as a fixer — suitable for investors or buyers seeking renovation opportunity
• HOA & community: No homeowners association

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer (connected); Electricity available on property; Cable available; High-speed internet available; Phone service available
• Home design: Single-family residence; Residential property; One story; Property listed as fixer
• Construction: Built in 1997; Composition roof; Other construction materials
• Exterior features: Level lot

Interior

• Kitchen: Appliances include washer and dryer (laundry listed under appliances)
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced-air heating; Window-unit cooling
• Interior features: Single-story layout; Common-area laundry; Washer and dryer included; Carpet and vinyl flooring; No fireplaces
• Laundry & utility: Common-area laundry; Washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#524 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, crime D-, amenities F.
• Candler County (rural): math 30% / reading 27% proficiency, ranked #106 of 174 in GA (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Metter Elementary School (math 29% / reading 22%, grade F, #736 of 1,228 statewide, top 61%, 1,041 students, 84% FRL); Metter Middle School (math 35% / reading 28%, grade F, #234 of 470 statewide, top 50%, 518 students, 84% FRL); Metter High School (math 22% / reading 42%, grade F, #110 of 424 statewide, top 28%, 488 students, 84% FRL) — zoned schools average 84% FRL vs 65% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7 units permitted in Candler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $5k appreciation (4.6% local appreciation)).
• Candler County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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. 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?
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: 1.50% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.79%
• DSCR: 1.97
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 2.91×
• Total profit: $53,407
• Equity at exit: $54,502

10-year hold

• IRR: 30.1%
• Equity multiple: 5.80×
• Total profit: $134,496
• Equity at exit: $92,318

Cash invested: $28,000 (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 30439

• Home prices YoY: 1.7%
• Active inventory: 43
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$107 /mo · $1,278/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $508

Break-even live

Break-even rent $851

Max offer price $99,999

Occupancy floor 61%

Sensitivity live

Price	-10% $565	-5% $537	+0% $508	+5% $480	+10% $452
Rent	-10% $390	-5% $449	+0% $508	+5% $568	+10% $627
Rate	-1.0pp $559	-0.5pp $534	base $508	+0.5pp $483	+1.0pp $456

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Back St Metter, GA	3.0	2.0	1216	$1,495	$1.23	45d	1	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $99,999 Active 59 DOM
2. 2026-06-19
   days on market $99,999 Active 57 DOM
3. 2026-06-18
   days on market $99,999 Active 56 DOM
4. 2026-06-17
   days on market $99,999 Active 55 DOM
5. 2026-06-16
   days on market $99,999 Active 54 DOM
6. 2026-06-15
   days on market $99,999 Active 53 DOM
7. 2026-06-14
   days on market $99,999 Active 51 DOM
8. 2026-06-13
   days on market $99,999 Active 50 DOM
9. 2026-06-10
   days on market $99,999 Active 48 DOM
10. 2026-06-09
    days on market $99,999 Active 47 DOM
11. 2026-06-08
    days on market $99,999 Active 46 DOM
12. 2026-06-07
    days on market $99,999 Active 45 DOM
13. 2026-06-05
    days on market $99,999 Active 42 DOM
14. 2026-06-03
    days on market $99,999 Active 41 DOM
15. 2026-06-02
    days on market $99,999 Active 40 DOM
16. 2026-06-01
    days on market $99,999 Active 39 DOM
17. 2026-05-31
    days on market $99,999 Active 38 DOM
18. 2026-05-30
    days on market $99,999 Active 37 DOM
19. 2026-05-18
    price $99,999 826-char remark
20. 2026-04-22
    listed $110,000 New 826-char remark
21. 2017-04-17
    soldstatus $71,900
22. 2015-04-20
    soldstatus $64,000

ⓘ 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: $1,278 · $107/mo
• Projected year-2 tax: $1,278 · $107/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,940
• − Mortgage interest: −$5,601
• − Property taxes: −$1,278
• − Insurance: −$500
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$2,909
• Taxable income: $4,781
• Est. tax owed @ 24.0%: −$1,147
• After-tax cash flow: $4,954/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: Candler County
• NCES district ID: 1300810
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $33,775
• Composite: 23.43/100
• National rank: #7887
• State rank: #106 of 174 in GA

Livability — Pulaski

• Score: 55/100
• State rank: #524
• US rank: #23544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 41
• Population (ZIP): 10,583

Population outlook (Candler County) Hauer SSP2

• Today (2025): 10,702 people
• By 2030: 10,444 · -2.4%
• By 2040: 9,768 · -8.7%
• By 2050: 8,923 · -16.6%
• By 2075: 6,603 · -38.3%
• By 2100: 4,429 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 23% Hispanic / Latino 13% Two or more races 7% Native American 3%
• Hispanic origin (detail): Mexican 10% Cuban 1%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Candler

• 2024 margin: Solid R (+47.5) · D 26.2% · R 73.7%
• 2008→2024 swing: -16.9pp toward R · 2008: -30.6pp · 2024: -47.5pp
• All cycles: 2024: R+47.5 2020: R+42.1 2016: R+43.6 2012: R+33.7 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.64%
• Current HPI: 271.7303
• 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

+56.2% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $99,999 GAMLS
• 2026-04-22 Listed $110,000 GAMLS
• 2017-04-17 Sold (Public Records) $71,900 Public Records
• 2015-04-20 Sold (Public Records) $64,000 Public Records

Property tax history

+17.2%/yr

Latest (2025): $1,278 · +7.9% YoY. Source: county tax records.