114 Jones Rd

Hortense, GA 31543

$85,000B+

3 bd · 2.0 ba · 1,456 sqft · Built 1999 · Manufactured · Active · 32 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,201/mo
• Mortgage (P&I): −$446
• Tax + insurance: −$98
• HOA: −$0
• Vac / Maint / Mgmt: −$252
• Net cashflow: $406/mo
• Annual: $4,870/yr
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• 1% rule: 1.41%
• Cash to close: $23,800

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $85k.
• 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).
• It's been on market 32 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• In year one you build about $6k of equity ($588 loan paydown + $5k appreciation (5.9% local appreciation)).
• 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).
• Brantley County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• Current owner paid $12k; list at $85k implies a 608% gain — meaningful room to come down on a strong offer.
• 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.
• 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.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.