141 Shady Oaks Rd · Eastman, GA 31023

$144,900

3 bd · 2.0 ba · 1,152 sqft · Other · 117 Days on market

Built 1995 1.53 ac lot $126/sqft · 38% above area Est $105k · 38% over

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Why this score? — see what drove the C- 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 +21.7/30.0
• Appreciation +9.4/10.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to peaceful country living in this well-maintained 3-bedroom, 2-bath mobile home situated on a private 1.53-acre lot surrounded by trees. Enjoy the open-concept layout featuring new flooring, fresh interior paint, and a bright, welcoming feel throughout. Recent upgrades include a brand-new central heating and air unit, offering year-round comfort and efficiency. Step outside to the back deck, perfect for relaxing or entertaining. Take advantage of the 12x20 shop—ideal for hobbies, storage, or a workshop. With privacy, space, and modern updates, this property offers the best of country living while still feeling move-in ready.

Key facts

• Private lot
• 12x20 shop
• Back deck

Tags

• PRIVATE LOT
• BACK DECK
• 12X20 SHOP
• OPEN-CONCEPT LAYOUT
• CENTRAL HEATING AND AIR UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 6.0% in Eastman — 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 61/100 on livability (#333 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Dodge County (rural): math 18% / reading 26% proficiency, ranked #139 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 73 active listings in the ZIP; 13 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (8.8% local appreciation)).
• Dodge County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago 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.
• Current owner paid $26k; list at $145k implies a 457% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.07% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $104,700
• List price: $144,900
• Delta: 38.39%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

8.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 3.00×
• Total profit: $81,279
• Equity at exit: $118,002

10-year hold

• IRR: 23.7%
• Equity multiple: 6.57×
• Total profit: $226,058
• Equity at exit: $242,217

Cash invested: $40,572 (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 31023

• Home prices YoY: 4.2%
• Active inventory: 73
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $222

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 81%

Sensitivity live

Price	-10% $322	-5% $272	+0% $222	+5% $172	+10% $122
Rent	-10% $99	-5% $161	+0% $222	+5% $283	+10% $344
Rate	-1.0pp $295	-0.5pp $259	base $222	+0.5pp $184	+1.0pp $146

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $144,900 Active 117 DOM
2. 2026-06-21
   days on market $144,900 Active 116 DOM
3. 2026-06-18
   days on market $144,900 Active 114 DOM
4. 2026-06-17
   days on market $144,900 Active 113 DOM
5. 2026-06-16
   days on market $144,900 Active 112 DOM
6. 2026-06-15
   days on market $144,900 Active 111 DOM
7. 2026-06-13
   days on market $144,900 Active 109 DOM
8. 2026-06-12
   days on market $144,900 Active 108 DOM
9. 2026-06-09
   days on market $144,900 Active 105 DOM
10. 2026-06-08
    days on market $144,900 Active 104 DOM
11. 2026-06-07
    days on market $144,900 Active 103 DOM
12. 2026-06-07
    days on market $144,900 Active 102 DOM
13. 2026-06-04
    days on market $144,900 Active 99 DOM
14. 2026-06-02
    days on market $144,900 Active 98 DOM
15. 2026-06-01
    days on market $144,900 Active 97 DOM
16. 2026-05-31
    days on market $144,900 Active 96 DOM
17. 2026-05-31
    days on market $144,900 Active 95 DOM
18. 2026-03-14
    price $144,900 647-char remark

    Show marketing remark (612 chars)

    Welcome to a peaceful country living in this well-maintained 3-bedroom, 2-bath mobile home situated on a private 1.53 acre lot. Enjoy the open-concept layout featuring new flooring, fresh interior paint, and a bright, welcoming feel throughout. Recent upgrades also include a brand new central hearing and air unit, offering year-round comfort and efficiency. Step outside to the back deck, perfect for relaxing or entertaining. Take advantage of the 12X20 shop, ideal for hobbies, storage or a workshop. With privacy, space, and modern updates, this move-in ready property offers the best of country living.

19. 2026-03-14
    price $144,900 612-char remark

    Show marketing remark (612 chars)

    Welcome to a peaceful country living in this well-maintained 3-bedroom, 2-bath mobile home situated on a private 1.53 acre lot. Enjoy the open-concept layout featuring new flooring, fresh interior paint, and a bright, welcoming feel throughout. Recent upgrades also include a brand new central hearing and air unit, offering year-round comfort and efficiency. Step outside to the back deck, perfect for relaxing or entertaining. Take advantage of the 12X20 shop, ideal for hobbies, storage or a workshop. With privacy, space, and modern updates, this move-in ready property offers the best of country living.

20. 2026-02-23
    listed $149,900 New 612-char remark

    Show marketing remark (647 chars)

    Welcome to peaceful country living in this well-maintained 3-bedroom, 2-bath mobile home situated on a private 1.53-acre lot surrounded by trees. Enjoy the open-concept layout featuring new flooring, fresh interior paint, and a bright, welcoming feel throughout. Recent upgrades include a brand-new central heating and air unit, offering year-round comfort and efficiency. Step outside to the back deck, perfect for relaxing or entertaining. Take advantage of the 12x20 shop—ideal for hobbies, storage, or a workshop. With privacy, space, and modern updates, this property offers the best of country living while still feeling move-in ready.

21. 2026-02-23
    listed $149,900 Active 647-char remark

    Show marketing remark (647 chars)

    Welcome to peaceful country living in this well-maintained 3-bedroom, 2-bath mobile home situated on a private 1.53-acre lot surrounded by trees. Enjoy the open-concept layout featuring new flooring, fresh interior paint, and a bright, welcoming feel throughout. Recent upgrades include a brand-new central heating and air unit, offering year-round comfort and efficiency. Step outside to the back deck, perfect for relaxing or entertaining. Take advantage of the 12x20 shop—ideal for hobbies, storage, or a workshop. With privacy, space, and modern updates, this property offers the best of country living while still feeling move-in ready.

22. 2016-06-21
    soldstatus $26,000
23. 2016-05-06
    listed $38,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,579
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$4,215
• Taxable income: $376
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $2,570/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: Dodge County
• NCES district ID: 1301770
• Math proficiency: 18% ▼ -21.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $34,856
• Composite: 18.1/100
• National rank: #8971
• State rank: #139 of 174 in GA

Livability — Eastman

• Score: 61/100
• State rank: #333
• US rank: #17509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,257

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 19,669 people
• By 2030: 18,784 · -4.5%
• By 2040: 16,878 · -14.2%
• By 2050: 14,837 · -24.6%
• By 2075: 9,804 · -50.2%
• By 2100: 5,885 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 25% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+49.9) · D 24.9% · R 74.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -35.9pp · 2024: -49.9pp
• All cycles: 2024: R+49.9 2020: R+45.5 2016: R+45.5 2012: R+35.9 2008: R+35.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.79%
• Current HPI: 216.6501
• 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

+281.3% since first listed

6 events — show timeline

• 2026-03-14 Price Changed $144,900 CGMLS
• 2026-03-14 Price Changed $144,900 GAMLS
• 2026-02-23 Listed $149,900 CGMLS
• 2026-02-23 Listed $149,900 GAMLS
• 2016-06-21 Sold (MLS) $26,000 GAMLS
• 2016-05-06 Listed $38,000 GAMLS

Property tax history

-8.5%/yr

Latest (2025): $73 · -4.7% YoY. Source: county tax records.