117 Oil Mill Rd · Martin, GA 30557

$130,000

3 bd · 2.0 ba · 1,680 sqft · Other public records · 35 Days on market

Built 1995 1.00 ac lot $77/sqft · 42% below area Est $226k · 42% under ↓ 13% since listing

---

Why this score? — see what drove the A- 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Unlock the potential of this charming mobile home situated on a private 1-acre lot! Offering 3 bedrooms, 2 bathrooms, and a spacious living area, this property provides a great foundation for your personal touch. The seller has completed several updates over the past few years, and with a little additional TLC, this home could truly shine. Whether you're looking for an investment opportunity, starter home, or peaceful retreat, this property offers endless possibilities in a quiet setting!

Key facts

• 1 acre lot
• Built 1995
• Listed 34 days

Property features AI

Exterior

• Parking: Driveway; Open parking available
• Security: No specific security features listed
• Utilities: Public water; Septic sewer; Cable available; Electricity available; Phone available; Water available
• Home design: Double wide mobile home; One-level; Fixer condition; Pillar/post/pier foundation; Facing information not provided
• Construction: Vinyl siding; Metal roof
• Exterior features: Private yard; Front porch; Rear porch

Interior

• Kitchen: Eat-in kitchen; Electric oven; Electric range
• Bedrooms: Three main-level bedrooms; Split bedroom floor plan
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Two full bathrooms; Master bathroom with soaking tub
• Heating & cooling: Window cooling units; Other heating
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#369 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, amenities F.
• Stephens County (rural): math 34% / reading 34% proficiency, ranked #74 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stephens County Middle School (math 29% / reading 31%, grade F, #243 of 470 statewide, top 53%, 860 students, 75% FRL); Stephens County High School (math 18% / reading 34%, grade F, #175 of 424 statewide, top 42%, 1,142 students, 46% FRL).
• Market conditions: 125 active listings in the ZIP; 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• Stephens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 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 35 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. 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?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.90%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $225,912
• List price: $130,000
• Delta: -42.46%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 3.74×
• Total profit: $99,604
• Equity at exit: $117,114

10-year hold

• IRR: 30.4%
• Equity multiple: 8.44×
• Total profit: $270,739
• Equity at exit: $252,561

Cash invested: $36,400 (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 30557

• Home prices YoY: 5.6%
• Active inventory: 125
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,709 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $452

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 69%

Sensitivity live

Price	-10% $542	-5% $497	+0% $452	+5% $407	+10% $362
Rent	-10% $317	-5% $384	+0% $452	+5% $519	+10% $587
Rate	-1.0pp $517	-0.5pp $485	base $452	+0.5pp $418	+1.0pp $384

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $130,000 Active 35 DOM
2. 2026-06-18
   days on market $130,000 Active 34 DOM
3. 2026-06-17
   days on market $130,000 Active 33 DOM
4. 2026-06-16
   days on market $130,000 Active 32 DOM
5. 2026-06-15
   days on market $130,000 Active 31 DOM
6. 2026-06-14
   days on market $130,000 Active 29 DOM
7. 2026-06-12
   days on market $130,000 Active 28 DOM
8. 2026-06-09
   days on market $130,000 Active 25 DOM
9. 2026-06-08
   days on market $130,000 Active 24 DOM
10. 2026-06-07
    days on market $130,000 Active 23 DOM
11. 2026-06-07
    days on market $130,000 Active 22 DOM
12. 2026-06-03
    days on market $130,000 Active 19 DOM
13. 2026-06-02
    days on market $130,000 Active 18 DOM
14. 2026-06-01
    days on market $130,000 Active 17 DOM
15. 2026-05-31
    days on market $130,000 Active 16 DOM
16. 2026-05-31
    pricedays on market $130,000 Active 15 DOM
17. 2026-05-13
    listed $150,000 New 493-char remark

    Show marketing remark (493 chars)

    Unlock the potential of this charming mobile home situated on a private 1-acre lot! Offering 3 bedrooms, 2 bathrooms, and a spacious living area, this property provides a great foundation for your personal touch. The seller has completed several updates over the past few years, and with a little additional TLC, this home could truly shine. Whether you're looking for an investment opportunity, starter home, or peaceful retreat, this property offers endless possibilities in a quiet setting!

18. 2026-05-13
    listed $150,000 Active 493-char remark

    Show marketing remark (493 chars)

    Unlock the potential of this charming mobile home situated on a private 1-acre lot! Offering 3 bedrooms, 2 bathrooms, and a spacious living area, this property provides a great foundation for your personal touch. The seller has completed several updates over the past few years, and with a little additional TLC, this home could truly shine. Whether you're looking for an investment opportunity, starter home, or peaceful retreat, this property offers endless possibilities in a quiet setting!

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,510
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$3,782
• Taxable income: $3,564
• Est. tax owed @ 24.0%: −$855
• After-tax cash flow: $4,566/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: Stephens County
• NCES district ID: 1304560
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $38,416
• Composite: 28.42/100
• National rank: #6759
• State rank: #74 of 174 in GA

Livability — Martin

• Score: 60/100
• State rank: #369
• US rank: #18801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Martin, GA
• City population: 4,905
• Population (ZIP): 4,905

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 23,797 people
• By 2030: 22,785 · -4.3%
• By 2040: 20,653 · -13.2%
• By 2050: 18,745 · -21.2%
• By 2075: 14,780 · -37.9%
• By 2100: 11,079 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 8% Two or more races 4%
• Common ancestry: Italian 5% Serbian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+62.8) · D 18.4% · R 81.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -47.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.7 2016: R+59.9 2012: R+53.7 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.48%
• Current HPI: 350.6536
• 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

-13.3% since first listed

6 events — show timeline

• 2026-05-30 Price Changed $130,000 FMLS
• 2026-05-30 Price Changed $130,000 GAMLS
• 2026-05-23 Price Changed $140,000 FMLS
• 2026-05-23 Price Changed $140,000 GAMLS
• 2026-05-13 Listed $150,000 FMLS
• 2026-05-13 Listed $150,000 GAMLS

Property tax history

+4.3%/yr

Latest (2025): $167 · +45.1% YoY. Source: county tax records.