117 Jill Trace Trce · Sterling, GA 31525

$110,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 2 Days on market

Built 1998 0.51 ac lot Est $213k · 48% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet, tree-lined street in Glynn County, this property provides the perfect canvas for first-time homebuyers, downsizers, or investors looking for a high-potential rental. The interior features an expansive, open-concept floor plan that connects a bright living area to a large kitchen. A private primary suite sits opposite the secondary bedrooms, offering an ideal split-floorplan layout. Outside, the massive half-acre yard delivers endless space for a workshop, boat parking, gardening, or a private backyard oasis. Equipped with a low-maintenance metal roof, durable vinyl siding, and central heating and air, this home is ready for its next chapter. Enjoy the peace of country living while staying just minutes from Brunswick's shopping centers, dining, and the beautiful beaches of St. Simons and Jekyll Island!

Key facts

• Durable vinyl siding
• 0.51 acre lot
• Built 1998

Tags

• OPEN-CONCEPT FLOOR PLAN
• PRIVATE PRIMARY SUITE
• MASSIVE HALF-ACRE YARD
• LOW-MAINTENANCE METAL ROOF
• DURABLE VINYL SIDING
• CENTRAL HEATING AND AIR

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Residential mobile home; Single-story
• Construction: No common walls
• Exterior features: Metal roof; Outbuilding; Paved road access; Has a view

Interior

• Kitchen: Refrigerator; Pantry
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Ceiling fans; Double vanity; Pantry; Electric fireplace in the living room (1)
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 14.7% vs local median 3.8% in Sterling — 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.
• Glynn County (other): math 37% / reading 42% proficiency, ranked #47 of 174 in GA (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.2%/yr); 353 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Glynn County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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, 99% chance of damaging wind over 30y; moderate 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 $110,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.76% ✓
• Cap rate: 14.72%
• Cash-on-cash: 30.08%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $213,360
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Gene Ct	0.12mi	4/2.0 (+1)	1,728 (+3%)	5mo	$110,000	$64	80
119 Jessica Ln	0.08mi	3/1.5	1,792 (+7%)	17mo	$150,000	$84	69
109 George Ln	0.32mi	3/2.0	1,680 (0%)	22mo	$219,000	$130	67
107 Northridge Dr	0.55mi	3/2.0	1,500 (-11%)	21mo	$190,000	$127	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 1.83×
• Total profit: $25,696
• Equity at exit: $16,401

10-year hold

• IRR: 27.3%
• Equity multiple: 3.07×
• Total profit: $63,848
• Equity at exit: $9,511

Cash invested: $30,800 (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 31525

• Rents YoY: -0.2%
• Active inventory: 353
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $772

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 55%

Sensitivity live

Price	-10% $848	-5% $810	+0% $772	+5% $734	+10% $696
Rent	-10% $619	-5% $695	+0% $772	+5% $849	+10% $925
Rate	-1.0pp $827	-0.5pp $800	base $772	+0.5pp $744	+1.0pp $715

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Amber Mill Cir Brunswick, GA	3.0	2.5	1606	$1,945	$1.21	45d	1	0.42mi
1000 Vintage Brunswick Cir Brunswick, GA	1.0–2.0	1.0–2.0	941	$1,855	$1.97	45d	24	1.07mi
203 N Lake Dr Brunswick, GA	3.0	3.0	2056	$2,200	$1.07	45d	1	1.29mi
185 Drew Cir Brunswick, GA	3.0	2.0	1300	$1,450	$1.12	45d	1	1.36mi
168 Drew Cir Brunswick, GA	3.0	2.0	1190	$1,595	$1.34	45d	1	1.40mi
17 Red Oak Dr Brunswick, GA	4.0	2.0	1830	$2,145	$1.17	45d	1	1.50mi

Listing history 6 events

1. 2026-05-19
   status Under Contract 836-char remark

   Show marketing remark (836 chars)

   Tucked away on a quiet, tree-lined street in Glynn County, this property provides the perfect canvas for first-time homebuyers, downsizers, or investors looking for a high-potential rental. The interior features an expansive, open-concept floor plan that connects a bright living area to a large kitchen. A private primary suite sits opposite the secondary bedrooms, offering an ideal split-floorplan layout. Outside, the massive half-acre yard delivers endless space for a workshop, boat parking, gardening, or a private backyard oasis. Equipped with a low-maintenance metal roof, durable vinyl siding, and central heating and air, this home is ready for its next chapter. Enjoy the peace of country living while staying just minutes from Brunswick's shopping centers, dining, and the beautiful beaches of St. Simons and Jekyll Island!

2. 2026-05-19
   status Pending

   Show marketing remark (836 chars)

   Tucked away on a quiet, tree-lined street in Glynn County, this property provides the perfect canvas for first-time homebuyers, downsizers, or investors looking for a high-potential rental. The interior features an expansive, open-concept floor plan that connects a bright living area to a large kitchen. A private primary suite sits opposite the secondary bedrooms, offering an ideal split-floorplan layout. Outside, the massive half-acre yard delivers endless space for a workshop, boat parking, gardening, or a private backyard oasis. Equipped with a low-maintenance metal roof, durable vinyl siding, and central heating and air, this home is ready for its next chapter. Enjoy the peace of country living while staying just minutes from Brunswick's shopping centers, dining, and the beautiful beaches of St. Simons and Jekyll Island!

3. 2026-05-19
   status Pending 836-char remark

   Show marketing remark (836 chars)

   Tucked away on a quiet, tree-lined street in Glynn County, this property provides the perfect canvas for first-time homebuyers, downsizers, or investors looking for a high-potential rental. The interior features an expansive, open-concept floor plan that connects a bright living area to a large kitchen. A private primary suite sits opposite the secondary bedrooms, offering an ideal split-floorplan layout. Outside, the massive half-acre yard delivers endless space for a workshop, boat parking, gardening, or a private backyard oasis. Equipped with a low-maintenance metal roof, durable vinyl siding, and central heating and air, this home is ready for its next chapter. Enjoy the peace of country living while staying just minutes from Brunswick's shopping centers, dining, and the beautiful beaches of St. Simons and Jekyll Island!

4. 2026-05-18
   listed $110,000 Active 836-char remark

   Show marketing remark (836 chars)

   Tucked away on a quiet, tree-lined street in Glynn County, this property provides the perfect canvas for first-time homebuyers, downsizers, or investors looking for a high-potential rental. The interior features an expansive, open-concept floor plan that connects a bright living area to a large kitchen. A private primary suite sits opposite the secondary bedrooms, offering an ideal split-floorplan layout. Outside, the massive half-acre yard delivers endless space for a workshop, boat parking, gardening, or a private backyard oasis. Equipped with a low-maintenance metal roof, durable vinyl siding, and central heating and air, this home is ready for its next chapter. Enjoy the peace of country living while staying just minutes from Brunswick's shopping centers, dining, and the beautiful beaches of St. Simons and Jekyll Island!

5. 2026-05-16
   listed $110,000 New 836-char remark

   Show marketing remark (836 chars)

   Tucked away on a quiet, tree-lined street in Glynn County, this property provides the perfect canvas for first-time homebuyers, downsizers, or investors looking for a high-potential rental. The interior features an expansive, open-concept floor plan that connects a bright living area to a large kitchen. A private primary suite sits opposite the secondary bedrooms, offering an ideal split-floorplan layout. Outside, the massive half-acre yard delivers endless space for a workshop, boat parking, gardening, or a private backyard oasis. Equipped with a low-maintenance metal roof, durable vinyl siding, and central heating and air, this home is ready for its next chapter. Enjoy the peace of country living while staying just minutes from Brunswick's shopping centers, dining, and the beautiful beaches of St. Simons and Jekyll Island!

6. 2026-05-16
   listed $110,000 Active

   Show marketing remark (836 chars)

   Tucked away on a quiet, tree-lined street in Glynn County, this property provides the perfect canvas for first-time homebuyers, downsizers, or investors looking for a high-potential rental. The interior features an expansive, open-concept floor plan that connects a bright living area to a large kitchen. A private primary suite sits opposite the secondary bedrooms, offering an ideal split-floorplan layout. Outside, the massive half-acre yard delivers endless space for a workshop, boat parking, gardening, or a private backyard oasis. Equipped with a low-maintenance metal roof, durable vinyl siding, and central heating and air, this home is ready for its next chapter. Enjoy the peace of country living while staying just minutes from Brunswick's shopping centers, dining, and the beautiful beaches of St. Simons and Jekyll Island!

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $23,275
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$3,200
• Taxable income: $7,989
• Est. tax owed @ 24.0%: −$1,917
• After-tax cash flow: $7,348/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: Glynn County
• NCES district ID: 1302400
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $47,554
• Composite: 33.83/100
• National rank: #5359
• State rank: #47 of 174 in GA

Livability — Sterling

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

Census & demographics

• County: Glynn County · 69,019 people
• Metro: Brunswick, GA
• Population (ZIP): 28,926
• Household income: $69,493
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 924.0

Population outlook (Glynn County) Hauer SSP2

• Today (2025): 91,404 people
• By 2030: 94,806 · +3.7%
• By 2040: 100,060 · +9.5%
• By 2050: 103,258 · +13.0%
• By 2075: 107,970 · +18.1%
• By 2100: 103,363 · +13.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Glynn

• 2024 margin: Strong R (+26.0) · D 36.8% · R 62.8%
• 2008→2024 swing: -2.6pp toward R · 2008: -23.4pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+23.2 2016: R+28.6 2012: R+27.0 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.03%
• Current HPI: 162.2528
• Rent YoY: ▼ -0.16%
• Metro: Brunswick, GA
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-19 Pending — GAMLS
• 2026-05-19 Pending — Hive MLS
• 2026-05-19 Pending — HABR
• 2026-05-18 Listed $110,000 HABR
• 2026-05-16 Listed $110,000 Hive MLS
• 2026-05-16 Listed $110,000 GAMLS

Property tax history

-12.4%/yr

Latest (2023): $135 · -59.5% YoY. Source: county tax records.