80 Snapper Rd · Jesup, GA 31545

$179,900

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 204 Days on market

Built 2015 0.92 ac lot Est $169k · 6% over

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Why this score? — see what drove the D+ 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 +19.3/30.0
• DSCR +6.1/10.0
• ARV discount +4.7/15.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning 3 bedroom 2 bath Destiny Doublewide Model Timberline nestled on approximately .92 acre level lot. Kitchen with breakfast bar and greatroom with fireplace. House has been updated and renovated like new. Conveniently located to everything. SELLER FINANCING AVAILABLE to qualified buyers.

Key facts

• Permanent foundation
• Ensuite bathroom
• Breakfast bar

Tags

• LIVING ROOM FIREPLACE
• BREAKFAST BAR
• COUNTRY KITCHEN LAYOUT
• ENSUITE BATHROOM
• OVERSIZED STORAGE SHED
• PERMANENT FOUNDATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (7.8% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.5% in Jesup — 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 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: schools F, amenities F, commute F.
• 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.
• Market conditions: 172 active listings in the ZIP; 163 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 204 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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 $134k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 0.92% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $169,400
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
455 E Shellcracker Rd	0.17mi	3/2.0	1,456 (+4%)	15mo	$182,000	$125	73
370 Shell Cracker Dr	0.28mi	3/2.0	1,456 (+4%)	12mo	$132,500	$91	71
90 Bream Dr	0.28mi	3/2.0	1,568 (+12%)	20mo	$189,000	$121	51
174 Snapper Rd	0.45mi	4/2.0 (+1)	1,475 (+5%)	18mo	$190,000	$129	51
214 Snapper Rd	0.41mi	3/2.0	1,560 (+11%)	18mo	$194,000	$124	47
147 Barn Road Cir	0.51mi	3/2.0	1,500 (+7%)	23mo	$149,900	$100	45
236 Snapper Rd	0.52mi	4/2.0 (+1)	1,475 (+5%)	21mo	$184,900	$125	44
153 Bream Dr	0.41mi	3/2.0	1,568 (+12%)	20mo	$179,900	$115	44
171 Bream Dr	0.39mi	4/2.0 (+1)	1,568 (+12%)	22mo	$172,400	$110	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-16,623
• Equity at exit: $26,824

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,504
• Equity at exit: $15,554

Cash invested: $50,372 (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 31545

• Home prices YoY: -6.4%
• Active inventory: 172
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $198

Break-even live

Break-even rent $1,409

Max offer price $179,900

Occupancy floor 83%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-03-18
   status Pending
2. 2026-03-03
   status Active
3. 2026-02-27
   status Pending
4. 2026-02-24
   status Active
5. 2026-02-16
   historical
6. 2026-02-09
   price $179,900
7. 2026-02-05
   status Active
8. 2026-01-29
   historical Active Under Contract
9. 2025-08-15
   listed $185,000 Active
10. 2022-10-07
    soldstatus $134,500 Closed 295-char remark

    Show marketing remark (296 chars)

    Stunning 3 bedroom 2 bath Destiny Doublewide Model Timberline nestled on approximately .92 acre level lot. Kitchen with breakfast bar and greatroom with fireplace. House has been updated and renovated like new. Conveniently located to everything. Seller is offering financing to qualified buyers.

11. 2022-10-07
    soldstatus $134,500 Sold 296-char remark

    Show marketing remark (296 chars)

    Stunning 3 bedroom 2 bath Destiny Doublewide Model Timberline nestled on approximately .92 acre level lot. Kitchen with breakfast bar and greatroom with fireplace. House has been updated and renovated like new. Conveniently located to everything. Seller is offering financing to qualified buyers.

12. 2022-10-07
    soldstatus $129,500

    Show marketing remark (296 chars)

    Stunning 3 bedroom 2 bath Destiny Doublewide Model Timberline nestled on approximately .92 acre level lot. Kitchen with breakfast bar and greatroom with fireplace. House has been updated and renovated like new. Conveniently located to everything. Seller is offering financing to qualified buyers.

13. 2022-08-30
    status Pending 295-char remark

    Show marketing remark (295 chars)

    Stunning 3 bedroom 2 bath Destiny Doublewide Model Timberline nestled on approximately .92 acre level lot. Kitchen with breakfast bar and greatroom with fireplace. House has been updated and renovated like new. Conveniently located to everything. SELLER FINANCING AVAILABLE to qualified buyers.

14. 2022-08-27
    status Under Contract 296-char remark

    Show marketing remark (296 chars)

    Stunning 3 bedroom 2 bath Destiny Doublewide Model Timberline nestled on approximately .92 acre level lot. Kitchen with breakfast bar and greatroom with fireplace. House has been updated and renovated like new. Conveniently located to everything. Seller is offering financing to qualified buyers.

15. 2022-08-20
    historical Active Under Contract 295-char remark

    Show marketing remark (295 chars)

    Stunning 3 bedroom 2 bath Destiny Doublewide Model Timberline nestled on approximately .92 acre level lot. Kitchen with breakfast bar and greatroom with fireplace. House has been updated and renovated like new. Conveniently located to everything. SELLER FINANCING AVAILABLE to qualified buyers.

16. 2022-08-09
    price $129,500 296-char remark

    Show marketing remark (295 chars)

    Stunning 3 bedroom 2 bath Destiny Doublewide Model Timberline nestled on approximately .92 acre level lot. Kitchen with breakfast bar and greatroom with fireplace. House has been updated and renovated like new. Conveniently located to everything. SELLER FINANCING AVAILABLE to qualified buyers.

17. 2022-08-09
    listed $129,500 Active 295-char remark

    Show marketing remark (295 chars)

    Stunning 3 bedroom 2 bath Destiny Doublewide Model Timberline nestled on approximately .92 acre level lot. Kitchen with breakfast bar and greatroom with fireplace. House has been updated and renovated like new. Conveniently located to everything. SELLER FINANCING AVAILABLE to qualified buyers.

18. 2022-07-24
    listed $139,500 New 296-char remark

    Show marketing remark (296 chars)

    Stunning 3 bedroom 2 bath Destiny Doublewide Model Timberline nestled on approximately .92 acre level lot. Kitchen with breakfast bar and greatroom with fireplace. House has been updated and renovated like new. Conveniently located to everything. Seller is offering financing to qualified buyers.

19. 2022-06-28
    listed $129,500

ⓘ 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: $1,132 · $94/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$523/yr (+$44/mo · 46.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $19,903
• − Mortgage interest: −$10,077
• − Property taxes: −$1,132
• − Insurance: −$900
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$5,233
• Taxable loss: −$624
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $2,521/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: 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

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

• City population: 1,050
• Population (ZIP): 16,057

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%

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%

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

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

+38.9% since first listed

19 events — show timeline

• 2026-03-18 Pending — HABR
• 2026-03-03 Relisted — HABR
• 2026-02-27 Pending — HABR
• 2026-02-24 Relisted — HABR
• 2026-02-16 Delisted — HABR
• 2026-02-09 Price Changed $179,900 HABR
• 2026-02-05 Relisted — HABR
• 2026-01-29 Contingent — HABR
• 2025-08-15 Listed $185,000 HABR
• 2022-10-07 Sold (MLS) $129,500 HABR
• 2022-10-07 Sold (MLS) $134,500 GAMLS
• 2022-10-07 Sold (MLS) $134,500 FMLS
• 2022-08-30 Pending — FMLS
• 2022-08-27 Pending — GAMLS
• 2022-08-20 Contingent — FMLS
• 2022-08-09 Price Changed $129,500 GAMLS
• 2022-08-09 Listed $129,500 FMLS
• 2022-07-24 Listed $139,500 GAMLS
• 2022-06-28 Listed $129,500 HABR

Property tax history

+19.9%/yr

Latest (2025): $1,132 · +24.4% YoY. Source: county tax records.