910 Crooked Crk · Crooked Creek, GA 31024

$139,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 84 Days on market

Built 1998 3.29 ac lot $114/sqft · 63% below area

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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
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to tranquility with this delightful mobile home nestled on a sprawling 3+ acre lot. Perfectly situated for those who value privacy and nature, this property offers the best of country living with modern comforts. Features Spacious Living - This well-maintained mobile home features 1200+ sq ft of living space, including 3 bedrooms and 2 bathrooms. The open floor plan is perfect for entertaining, with a cozy living room, dining area, and a kitchen equipped with modern appliances. Expansive Outdoor Space - Enjoy your own slice of paradise with over 3 acres of lush land. Whether you're looking to garden, build a workshop, or simply enjoy the peace and quiet, this property provides endless possibilities. The lot is partially wooded, offering both open space and privacy. Convenient Location - While you'll feel worlds away from the hustle and bustle, this property is just a short drive from local amenities. Additional Features - The home includes central heating and air, a spacious deck perfect for outdoor gatherings, and ample storage space. Don't miss the opportunity to own this charming retreat. Whether you're seeking a peaceful weekend getaway or a permanent residence, this property offers endless potential.

Key facts

• 3 acre lot
• Open floor plan
• Partially wooded lot

Tags

• 3 ACRE LOT
• OPEN FLOOR PLAN
• MODERN APPLIANCES
• EXPANSIVE OUTDOOR SPACE
• PARTIALLY WOODED LOT
• CENTRAL HEATING AND AIR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 1.6% in Crooked Creek — 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 39/100 on livability (#613 in GA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Putnam County (rural): math 33% / reading 30% proficiency, ranked #86 of 174 in GA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 522 active listings in the ZIP; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Putnam 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $139k implies a 1444% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 51% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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.
7. 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.
8. 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: 1.60% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.47%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $378,189
• List price: $139,000
• Delta: -63.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.3%
• Equity multiple: 1.61×
• Total profit: $23,870
• Equity at exit: $20,725

10-year hold

• IRR: 24.0%
• Equity multiple: 3.07×
• Total profit: $80,731
• Equity at exit: $12,018

Cash invested: $38,920 (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 31024

• Active inventory: 522
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,221 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $727

Break-even live

Break-even rent $1,300

Max offer price $139,000

Occupancy floor 62%

Sensitivity live

Price	-10% $823	-5% $775	+0% $727	+5% $679	+10% $631
Rent	-10% $552	-5% $640	+0% $727	+5% $815	+10% $903
Rate	-1.0pp $797	-0.5pp $763	base $727	+0.5pp $691	+1.0pp $655

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $139,000 Active 84 DOM
2. 2026-06-18
   days on market $139,000 Active 83 DOM
3. 2026-06-17
   days on market $139,000 Active 82 DOM
4. 2026-06-16
   days on market $139,000 Active 81 DOM
5. 2026-06-15
   days on market $139,000 Active 80 DOM
6. 2026-06-14
   days on market $139,000 Active 78 DOM
7. 2026-06-12
   days on market $139,000 Active 77 DOM
8. 2026-06-09
   days on market $139,000 Active 74 DOM
9. 2026-06-08
   days on market $139,000 Active 73 DOM
10. 2026-06-07
    days on market $139,000 Active 72 DOM
11. 2026-06-05
    days on market $139,000 Active 69 DOM
12. 2026-06-03
    days on market $139,000 Active 68 DOM
13. 2026-06-02
    days on market $139,000 Active 67 DOM
14. 2026-06-01
    days on market $139,000 Active 66 DOM
15. 2026-05-31
    days on market $139,000 Active 65 DOM
16. 2026-05-30
    days on market $139,000 Active 64 DOM
17. 2026-04-02
    price $139,000 1231-char remark

    Show marketing remark (1231 chars)

    Escape to tranquility with this delightful mobile home nestled on a sprawling 3+ acre lot. Perfectly situated for those who value privacy and nature, this property offers the best of country living with modern comforts. Features Spacious Living - This well-maintained mobile home features 1200+ sq ft of living space, including 3 bedrooms and 2 bathrooms. The open floor plan is perfect for entertaining, with a cozy living room, dining area, and a kitchen equipped with modern appliances. Expansive Outdoor Space - Enjoy your own slice of paradise with over 3 acres of lush land. Whether you're looking to garden, build a workshop, or simply enjoy the peace and quiet, this property provides endless possibilities. The lot is partially wooded, offering both open space and privacy. Convenient Location - While you'll feel worlds away from the hustle and bustle, this property is just a short drive from local amenities. Additional Features - The home includes central heating and air, a spacious deck perfect for outdoor gatherings, and ample storage space. Don't miss the opportunity to own this charming retreat. Whether you're seeking a peaceful weekend getaway or a permanent residence, this property offers endless potential.

18. 2026-04-02
    price $139,000 1231-char remark

    Show marketing remark (1231 chars)

    Escape to tranquility with this delightful mobile home nestled on a sprawling 3+ acre lot. Perfectly situated for those who value privacy and nature, this property offers the best of country living with modern comforts. Features Spacious Living - This well-maintained mobile home features 1200+ sq ft of living space, including 3 bedrooms and 2 bathrooms. The open floor plan is perfect for entertaining, with a cozy living room, dining area, and a kitchen equipped with modern appliances. Expansive Outdoor Space - Enjoy your own slice of paradise with over 3 acres of lush land. Whether you're looking to garden, build a workshop, or simply enjoy the peace and quiet, this property provides endless possibilities. The lot is partially wooded, offering both open space and privacy. Convenient Location - While you'll feel worlds away from the hustle and bustle, this property is just a short drive from local amenities. Additional Features - The home includes central heating and air, a spacious deck perfect for outdoor gatherings, and ample storage space. Don't miss the opportunity to own this charming retreat. Whether you're seeking a peaceful weekend getaway or a permanent residence, this property offers endless potential.

19. 2026-03-27
    listed $150,000 New 1231-char remark

    Show marketing remark (1231 chars)

    Escape to tranquility with this delightful mobile home nestled on a sprawling 3+ acre lot. Perfectly situated for those who value privacy and nature, this property offers the best of country living with modern comforts. Features Spacious Living - This well-maintained mobile home features 1200+ sq ft of living space, including 3 bedrooms and 2 bathrooms. The open floor plan is perfect for entertaining, with a cozy living room, dining area, and a kitchen equipped with modern appliances. Expansive Outdoor Space - Enjoy your own slice of paradise with over 3 acres of lush land. Whether you're looking to garden, build a workshop, or simply enjoy the peace and quiet, this property provides endless possibilities. The lot is partially wooded, offering both open space and privacy. Convenient Location - While you'll feel worlds away from the hustle and bustle, this property is just a short drive from local amenities. Additional Features - The home includes central heating and air, a spacious deck perfect for outdoor gatherings, and ample storage space. Don't miss the opportunity to own this charming retreat. Whether you're seeking a peaceful weekend getaway or a permanent residence, this property offers endless potential.

20. 2026-03-27
    listed $150,000 Active 1231-char remark

    Show marketing remark (1231 chars)

    Escape to tranquility with this delightful mobile home nestled on a sprawling 3+ acre lot. Perfectly situated for those who value privacy and nature, this property offers the best of country living with modern comforts. Features Spacious Living - This well-maintained mobile home features 1200+ sq ft of living space, including 3 bedrooms and 2 bathrooms. The open floor plan is perfect for entertaining, with a cozy living room, dining area, and a kitchen equipped with modern appliances. Expansive Outdoor Space - Enjoy your own slice of paradise with over 3 acres of lush land. Whether you're looking to garden, build a workshop, or simply enjoy the peace and quiet, this property provides endless possibilities. The lot is partially wooded, offering both open space and privacy. Convenient Location - While you'll feel worlds away from the hustle and bustle, this property is just a short drive from local amenities. Additional Features - The home includes central heating and air, a spacious deck perfect for outdoor gatherings, and ample storage space. Don't miss the opportunity to own this charming retreat. Whether you're seeking a peaceful weekend getaway or a permanent residence, this property offers endless potential.

21. 2025-02-18
    historical
22. 2024-08-23
    listed $129,900 New
23. 2018-10-12
    soldstatus $9,000

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,648
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$1,492
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$4,044
• Taxable income: $6,977
• Est. tax owed @ 24.0%: −$1,674
• After-tax cash flow: $7,053/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: Putnam County
• NCES district ID: 1304260
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 30% ▼ -1.00%
• Median HH income: $44,038
• Composite: 26.9/100
• National rank: #7088
• State rank: #86 of 174 in GA

Livability — Crooked Creek

• Score: 39/100
• State rank: #613
• US rank: #27435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Putnam County · 21,601 people
• Metro: nan
• Population (ZIP): 21,601
• Household income: $65,971
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 696.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 20,747 people
• By 2030: 20,163 · -2.8%
• By 2040: 18,680 · -10.0%
• By 2050: 17,117 · -17.5%
• By 2075: 13,269 · -36.0%
• By 2100: 9,234 · -55.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+42.2) · D 28.7% · R 71.0%
• 2008→2024 swing: -10.9pp toward R · 2008: -31.4pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+40.9 2016: R+40.0 2012: R+35.8 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -199.84%
• Current HPI: 269.8265
• Rent YoY: —
• Metro: nan
• 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

+1444.4% since first listed

7 events — show timeline

• 2026-04-02 Price Changed $139,000 LCBR
• 2026-04-02 Price Changed $139,000 GAMLS
• 2026-03-27 Listed $150,000 LCBR
• 2026-03-27 Listed $150,000 GAMLS
• 2025-02-18 Listing Removed — GAMLS
• 2024-08-23 Listed $129,900 GAMLS
• 2018-10-12 Sold (Public Records) $9,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $263 · +13.0% YoY. Source: county tax records.