114 Jones Rd · Waynesville, GA 31543

$85,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 32 Days on market

Built 1999 5.17 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled on 5.16 private acres in Brantley County, this 3BD/2BA DBMH offers the perfect opportunity for someone looking to add their own personal touch & create their ideal country retreat. The home needs some TLC, but the property itself is full of potential & charm. Partially cleared w/ the remaining acreage left wooded, this property provides a beautiful mix of open space & privacy, giving the new owner the freedom to design & shape the land to fit their vision. Enjoy the peaceful setting complete w/ a small seasonal pond, blueberry bushes, assorted apple trees, & an existing chicken coop ready for your mini homestead dreams. Conveniently located just approxim

Key facts

• Private acres
• Blueberry bushes
• Seasonal pond

Tags

• PRIVATE ACRES
• SEASONAL POND
• BLUEBERRY BUSHES
• APPLE TREES
• CHICKEN COOP
• OUTDOOR RECREATION AREAS

Property features AI

Exterior

• Parking: Driveway with space for 4 vehicles; Open parking available
• Utilities: Well water; Septic tank; Electricity available
• Home design: Double wide mobile home; Single-level (one story); Resale condition; Pillar/post/pier foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Private yard; Front porch; Fenced front and back yard; Shed(s)

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Three main-level bedrooms; Master on main with split bedroom plan
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms on the main level; Master bath with soaking tub and tub/shower combo
• Heating & cooling: Window unit(s) for cooling
• Interior features: One decorative fireplace in the family room; Aluminum window frames with bay window(s); Other interior features
• Laundry & utility: Dedicated laundry room; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 2.9% in Waynesville — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Waynesville Primary School (math 67% / reading 37%, grade C-, #227 of 1,228 statewide, top 19%, 438 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: 44 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 ($588 loan paydown + $5k appreciation (5.9% local appreciation)).
• Brantley County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $85k implies a 608% gain — meaningful room to come down on a strong offer.

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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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. 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.
4. 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.
5. 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: 1.41% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $240,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
637 Gibson Cir	0.62mi	3/2.0	1,568 (+8%)	13mo	$259,000	$165	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 3.10×
• Total profit: $49,870
• Equity at exit: $52,894

10-year hold

• IRR: 30.1%
• Equity multiple: 6.32×
• Total profit: $126,571
• Equity at exit: $95,459

Cash invested: $23,800 (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 31543

• Home prices YoY: 3.7%
• Active inventory: 44
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$62 /mo · $745/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $406

Break-even live

Break-even rent $688

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $454	-5% $430	+0% $406	+5% $382	+10% $358
Rent	-10% $311	-5% $358	+0% $406	+5% $453	+10% $501
Rate	-1.0pp $449	-0.5pp $427	base $406	+0.5pp $384	+1.0pp $361

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $85,000 Active 32 DOM
2. 2026-06-21
   days on market $85,000 Active 31 DOM
3. 2026-06-21
   days on market $85,000 Active 30 DOM
4. 2026-06-18
   days on market $85,000 Active 28 DOM
5. 2026-06-17
   days on market $85,000 Active 27 DOM
6. 2026-06-16
   days on market $85,000 Active 26 DOM
7. 2026-06-15
   days on market $85,000 Active 25 DOM
8. 2026-06-13
   days on market $85,000 Active 23 DOM
9. 2026-06-12
   days on market $85,000 Active 22 DOM
10. 2026-06-09
    days on market $85,000 Active 19 DOM
11. 2026-06-08
    days on market $85,000 Active 18 DOM
12. 2026-06-07
    days on market $85,000 Active 17 DOM
13. 2026-06-07
    days on market $85,000 Active 16 DOM
14. 2026-06-04
    days on market $85,000 Active 13 DOM
15. 2026-06-02
    days on market $85,000 Active 12 DOM
16. 2026-06-01
    days on market $85,000 Active 11 DOM
17. 2026-05-31
    days on market $85,000 Active 10 DOM
18. 2026-05-31
    days on market $85,000 Active 9 DOM
19. 2026-05-21
    listed $85,000 Active
20. 1998-12-03
    soldstatus $12,000
21. 1997-05-12
    soldstatus $12,000

ⓘ 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: $745 · $62/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$37/yr (+$3/mo · 4.9%)

ⓘ 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 9/10 Extreme 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,416
• − Mortgage interest: −$4,761
• − Property taxes: −$745
• − Insurance: −$425
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$2,473
• Taxable income: $3,705
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $3,980/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 — Waynesville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,914

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 (91%)
• Race & ethnicity: White 91% Black 5% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Scotch-Irish 1% Romanian 1% Lithuanian 1%
• Foreign-born: 3% · Canada

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: ▲ 5.90%
• Current HPI: 167.0028
• 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

+608.3% since first listed

3 events — show timeline

• 2026-05-21 Listed $85,000 FMLS
• 1998-12-03 Sold (Public Records) $12,000 Public Records
• 1997-05-12 Sold (Public Records) $12,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $745 · +4.9% YoY. Source: county tax records.