272 Three C Rd · Jesup, GA 31545

$199,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 277 Days on market

Manufactured home Built 2025 Good condition 1.00 ac lot $127/sqft · at area comps Est $202k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +8.2/15.0
• Cash flow +5.4/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Manufactured-home adj. -2.5

Listing remarks MLS

Check out this beautiful new 3-bedroom, 2-bath Clayton mobile home offering 1,568 heated square feet of comfortable living space! Nestled on a 1 acre lot in the Odum School District. The home boasts an open floor plan with a spacious living area, modern kitchen, and split bedroom layout for added privacy. Relax outdoors on the covered front and back porches, or take advantage of the covered carport parking. Qualifying for FHA, VA, and Conventional financing. Don’t miss this opportunity! Call today to schedule your private showing and make this new home yours!Pictures are of previous homes and vary in color.

Key facts

• Open floor plan
• Odum school district
• 1 acre lot

Tags

• 1 ACRE LOT
• ODUM SCHOOL DISTRICT
• OPEN FLOOR PLAN
• MODERN KITCHEN
• COVERED FRONT AND BACK PORCHES
• COVERED CARPORT PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-431 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (31.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (39.9% below list).
• Recommended offer: $120k (39.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#112 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Wayne County (rural): math 35% / reading 35% proficiency, ranked #68 of 174 in GA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Odum Elementary School (math 57% / reading 52%, grade C, #185 of 1,228 statewide, top 16%, 405 students, 75% FRL); Martha Puckett Middle School (math 25% / reading 34%, grade F, #249 of 470 statewide, top 55%, 561 students, 75% FRL); Wayne County High School (math 32% / reading 40%, grade F, #74 of 424 statewide, top 18%, 1,467 students, 75% FRL) — zoned schools average 75% FRL vs 60% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 218 active listings in the ZIP; lower-income renter base — watch delinquency; 163 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($44k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Wayne County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,572 (39.9% 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 277 days. Have you received any prior offers? Is the seller open to a 40% 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. 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. 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: 0.60% ✗
• Cap rate: 3.70%
• Cash-on-cash: -9.27%
• DSCR: 0.59
• GRM: 13.9

CMA / ARV

• ARV (median comp): $202,000
• List price: $199,000
• Delta: -1.49%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Three C Rd	0.04mi	3/2.0	1,568 (0%)	2mo	$205,000	$131	96
236 Three C Rd	0.13mi	3/2.0	1,568 (0%)	5mo	$199,000	$127	89
141 Cardinal Ln	0.36mi	3/2.0	1,505 (-4%)	12mo	$257,000	$171	67
92 Sparrow Ln	0.44mi	3/2.0	1,683 (+7%)	4mo	$285,000	$169	64
44 Cardinal Ln	0.47mi	3/2.0	1,514 (-3%)	15mo	$256,000	$169	60
183 Sparrow Ln	0.44mi	3/2.0	1,505 (-4%)	22mo	$249,900	$166	54
11235 Lanes Bridge Rd	0.45mi	4/2.5 (+1)	1,705 (+9%)	9mo	$315,000	$185	50
19 Old Buie Rd	1.31mi	3/2.0	1,913 (+22%)	1mo	$230,000	$120	39
11289 Lanes Bridge Rd	0.48mi	3/2.5	1,924 (+23%)	18mo	$325,000	$169	36
135 Cardinal Ln	0.44mi	4/2.5 (+1)	1,853 (+18%)	16mo	$291,000	$157	34
182 Sparrow Ln	0.44mi	4/3.0 (+1)	1,853 (+18%)	17mo	$284,000	$153	32
11361 Lanes Bridge Rd	0.54mi	3/3.0	1,893 (+21%)	21mo	$320,000	$169	29

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: -32.8%
• Equity multiple: -0.07×
• Total profit: $-59,655
• Equity at exit: $29,672

10-year hold

• IRR: -39.0%
• Equity multiple: -0.56×
• Total profit: $-87,190
• Equity at exit: $17,206

Cash invested: $55,720 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $199,000 ($127/sqft)
• Median days on market: 277 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +1.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31545

• Home prices YoY: -6.4%
• Active inventory: 218
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-431

Break-even live

Break-even rent $1,741

Max offer price $136,688

Occupancy floor —

Sensitivity live

Price	-10% $-293	-5% $-362	+0% $-431	+5% $-499	+10% $-568
Rent	-10% $-525	-5% $-478	+0% $-431	+5% $-383	+10% $-336
Rate	-1.0pp $-330	-0.5pp $-380	base $-431	+0.5pp $-482	+1.0pp $-535

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: $49,750
• Closing costs: $5,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $199,000 Active 277 DOM
2. 2026-08-07
   days on market $199,000 Active 276 DOM
3. 2026-08-06
   days on market $199,000 Active 275 DOM
4. 2026-08-05
   days on market $199,000 Active 274 DOM
5. 2026-08-04
   days on market $199,000 Active 273 DOM
6. 2026-08-03
   days on market $199,000 Active 272 DOM
7. 2026-07-31
   days on market $199,000 Active 269 DOM
8. 2026-07-29
   days on market $199,000 Active 267 DOM
9. 2026-07-27
   days on market $199,000 Active 265 DOM
10. 2026-07-25
    days on market $199,000 Active 263 DOM
11. 2026-07-23
    days on market $199,000 Active 261 DOM
12. 2026-07-22
    days on market $199,000 Active 260 DOM
13. 2026-07-21
    days on market $199,000 Active 259 DOM
14. 2026-07-18
    days on market $199,000 Active 256 DOM
15. 2026-07-16
    days on market $199,000 Active 254 DOM
16. 2026-07-16
    days on market $199,000 Active 253 DOM
17. 2026-07-14
    days on market $199,000 Active 252 DOM
18. 2026-07-13
    days on market $199,000 Active 251 DOM
19. 2026-07-12
    days on market $199,000 Active 250 DOM
20. 2026-07-11
    days on market $199,000 Active 249 DOM
21. 2026-07-10
    days on market $199,000 Active 248 DOM
22. 2026-07-09
    days on market $199,000 Active 247 DOM
23. 2026-07-08
    days on market $199,000 Active 246 DOM
24. 2026-07-07
    days on market $199,000 Active 245 DOM
25. 2026-07-06
    days on market $199,000 Active 244 DOM
26. 2026-07-05
    days on market $199,000 Active 243 DOM
27. 2026-07-04
    days on market $199,000 Active 242 DOM
28. 2026-07-03
    days on market $199,000 Active 241 DOM
29. 2026-07-02
    days on market $199,000 Active 240 DOM
30. 2026-07-01
    days on market $199,000 Active 239 DOM
31. 2026-06-30
    days on market $199,000 Active 238 DOM
32. 2026-06-29
    days on market $199,000 Active 237 DOM
33. 2026-06-28
    days on market $199,000 Active 236 DOM
34. 2026-06-28
    days on market $199,000 Active 235 DOM
35. 2026-06-27
    days on market $199,000 Active 234 DOM
36. 2026-06-26
    days on market $199,000 Active 233 DOM
37. 2026-06-22
    days on market $199,000 Active 230 DOM
38. 2026-06-19
    days on market $199,000 Active 227 DOM
39. 2026-06-18
    days on market $199,000 Active 226 DOM
40. 2026-06-17
    days on market $199,000 Active 225 DOM
41. 2026-06-16
    days on market $199,000 Active 224 DOM
42. 2026-06-15
    days on market $199,000 Active 223 DOM
43. 2026-06-14
    days on market $199,000 Active 221 DOM
44. 2026-06-13
    days on market $199,000 Active 220 DOM
45. 2026-06-10
    days on market $199,000 Active 218 DOM
46. 2026-06-09
    days on market $199,000 Active 217 DOM
47. 2026-06-08
    days on market $199,000 Active 216 DOM
48. 2026-06-07
    days on market $199,000 Active 215 DOM
49. 2026-06-05
    days on market $199,000 Active 212 DOM
50. 2026-06-02
    days on market $199,000 Active 210 DOM

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,349
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$5,789
• Taxable loss: −$8,863
• Est. tax savings @ 24.0%: +$2,127
• After-tax cash flow: $-3,040/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.

Condition & rehab AI · 8 photos

Good 80/100 None rehab

This new construction mobile home is in excellent condition with a good condition score of 80. It has a modern kitchen, good curb appeal, and is ready for immediate occupancy. The home is move-in ready and has a good resale and rental potential with some minor landscaping and curb appeal improvements.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhanced landscaping can improve both the resale and rental value of the property. ↑
• Both Add a small garden or flower bed near the front porch — This can enhance the home's curb appeal and attract potential buyers or renters. ↑
• Both Install a small outdoor lighting system — Outdoor lighting can improve safety and enhance the home's curb appeal, making it more attractive to potential buyers or renters. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Odum Elementary School C GA #185/1,228 Nat'l #9,801/41,679 Middle Martha Puckett Middle School F GA #249/470 Nat'l #9,020/14,009 High Wayne County High School F GA #74/424 Nat'l #9,405/17,239

Schools (NCES district)

• District: Wayne County
• NCES district ID: 1305550
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $38,918
• Composite: 29.3/100
• National rank: #6554
• State rank: #68 of 174 in GA

C Composite livability gradescore 69/100

Livability — Jesup

• Score: 69/100
• State rank: #112
• US rank: #8442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne · 28,891 people
• City population: 1,050
• Population (ZIP): 16,057
• Household income: $44,260
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 5% of renters

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Population outlook (Wayne County) Hauer SSP2

• Today (2025): 28,891 people
• By 2030: 28,388 · -1.7%
• By 2040: 27,396 · -5.2%
• By 2050: 26,135 · -9.5%
• By 2075: 23,253 · -19.5%
• By 2100: 19,481 · -32.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 7% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 2%

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Political lean MEDSL · Wayne

• 2024 margin: Solid R (+59.8) · D 20.0% · R 79.7%
• 2008→2024 swing: -14.8pp toward R · 2008: -44.9pp · 2024: -59.8pp
• All cycles: 2024: R+59.8 2020: R+57.1 2016: R+58.9 2012: R+48.3 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.10%
• Current HPI: 249.3504
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

+0.0% since first listed

2 events — show timeline

• 2025-11-04 Listed $199,000 HABR
• 2025-11-04 Listed $199,000 GIAR