3678 Thronateeska Way · Baconton, GA 31716

$154,900

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 119 Days on market

Built 1995 0.84 ac lot Est $151k · at est.

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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 +16.3/30.0
• ARV discount +6.2/15.0
• Appreciation +5.6/10.0
• DSCR +5.0/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Beautifully Remodeled 3 Bedroom, 2 Bath Home on Nearly 1 Acre in Baconton, GA Welcome to your move-in ready dream home! This recently remodeled 3 bedroom, 2 bath residence features stunning new flooring, sleek countertops, and brand-new appliances throughout. The roof is only one year old, offering peace of mind for years to come. Nestled on almost a full acre, this property offers both space and serenity while being conveniently located between Albany and Camilla - perfect for commuting or enjoying all that Southwest Georgia has to offer. Additional features include a screened-in porch for relaxing evenings, a covered carport, and a small outdoor shed for extra storage. Don't miss this

Key facts

• Remodeled
• Screened-in porch
• New flooring

Tags

• REMODELED
• NEW FLOORING
• NEW COUNTERTOPS
• NEW APPLIANCES
• ONE YEAR OLD ROOF
• SCREENED-IN PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $-40 ($-484/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (18.9% below list).
• Recommended offer: $126k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#341 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: schools F, amenities F, commute F.
• Mitchell County (rural): math 8% / reading 11% proficiency, ranked #167 of 174 in GA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 25 units permitted in Mitchell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• Mitchell County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $155k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $125,558 (18.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $150,528
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3678 Thronateeska Way	0.00mi	3/2.0	1,792 (0%)	0mo	$150,900	$84	100
3726 Traverse Ln	0.21mi	3/2.0	1,960 (+9%)	12mo	$95,000	$48	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $1,235
• Equity at exit: $53,852

10-year hold

• IRR: 5.2%
• Equity multiple: 1.64×
• Total profit: $27,966
• Equity at exit: $72,321

Cash invested: $43,372 (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 31716

• Home prices YoY: 0.7%
• Active inventory: 8
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$65
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-40

Break-even live

Break-even rent $1,307

Max offer price $147,772

Occupancy floor 98%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-02-16
   status Under Contract
2. 2026-01-14
   price $154,900
3. 2025-11-26
   price $164,900
4. 2025-10-14
   listed $179,900 New
5. 2025-08-02
   price $182,500
6. 2025-06-24
   price $185,500
7. 2025-05-21
   price $187,500
8. 2025-04-10
   listed $189,000 Active
9. 2025-04-09
   listed $125,900 Active
10. 2024-05-28
    listed $125,900 Active
11. 2024-04-17
    soldstatus $95,000
12. 2024-01-29
    historical $1,150
13. 2024-01-20
    listed $1,150
14. 2020-10-21
    soldstatus $58,000
15. 2020-10-16
    soldstatus $58,000
16. 2020-10-16
    listed $65,000

ⓘ 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: $362 · $30/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$1,063/yr (+$89/mo · 293.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,067
• − Mortgage interest: −$8,677
• − Property taxes: −$362
• − Insurance: −$2,277
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$4,506
• Taxable loss: −$3,166
• Est. tax savings @ 24.0%: +$760
• After-tax cash flow: $276/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: Mitchell County
• NCES district ID: 1303690
• Math proficiency: 8% ▼ -19.00%
• Reading proficiency: 11% ▼ -16.00%
• Median HH income: $36,119
• Composite: 7.87/100
• National rank: #9927
• State rank: #167 of 174 in GA

Livability — Baconton

• Score: 61/100
• State rank: #341
• US rank: #17658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,050

Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 20,489 people
• By 2030: 19,310 · -5.8%
• By 2040: 16,971 · -17.2%
• By 2050: 14,616 · -28.7%
• By 2075: 9,435 · -54.0%
• By 2100: 5,424 · -73.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 48% White 40% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Estonian 6% Portuguese 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Other Indo-European 6% Spanish 4% French/Haitian/Cajun 1%

Political lean MEDSL · Mitchell

• 2024 margin: R (+16.3) · D 41.7% · R 58.0%
• 2008→2024 swing: -12.3pp toward R · 2008: -4.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+10.5 2016: R+9.9 2012: R+0.9 2008: R+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.12%
• Current HPI: 168.2157
• 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

+167.1% since first listed

16 events — show timeline

• 2026-02-16 Pending — GAMLS
• 2026-01-14 Price Changed $154,900 GAMLS
• 2025-11-26 Price Changed $164,900 GAMLS
• 2025-10-14 Listed $179,900 GAMLS
• 2025-08-02 Price Changed $182,500 TBOR
• 2025-06-24 Price Changed $185,500 TBOR
• 2025-05-21 Price Changed $187,500 TBOR
• 2025-04-10 Listed $189,000 TBOR
• 2025-04-09 Listed $125,900 TBOR
• 2024-05-28 Listed $125,900 TBOR
• 2024-04-17 Sold (Public Records) $95,000 Public Records
• 2024-01-29 Rental Removed $1,150 BUILDIUM
• 2024-01-20 Listed for Rent $1,150 BUILDIUM
• 2020-10-21 Sold (Public Records) $58,000 Public Records
• 2020-10-16 Listed $65,000 TBOR
• 2020-10-16 Sold (MLS) $58,000 TBOR

Property tax history

+2.0%/yr

Latest (2025): $362 · -27.2% YoY. Source: county tax records.