2201 Beechwood Dr · Jesup, GA 31545

$142,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 16 Days on market

Built 2010 2.15 ac lot

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• 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

Tucked away on 2.15 acres, this 2 bedroom, 2 bath residence offers cozy comfort and wide open potential outdoors. The 1,120 sq ft home features an inviting wood burning fireplace, a spacious eat-in kitchen, and includes a washer and dryer for everyday convenience. Come embrace the outdoor space with the above ground pool and trampoline that will convey with the sale of the home. Also a new roof was just added! Not too far from the Fort Stewart/Hinesville area. Home is sold as is.

Key facts

• Above ground pool
• Outdoor space
• New roof

Tags

• ABOVE GROUND POOL
• NEW ROOF
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Unpaved driveway
• Utilities: Private well water; Septic tank
• Home design: Manufactured home; Mobile home; Residential property
• Construction: Vinyl siding; Pillar/post/pier foundation; Shingle roof; Built as a manufactured house
• Exterior features: No exterior amenities reported; No fencing

Interior

• Kitchen: Dishwasher; Gas oven; Microwave; Refrigerator
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Propane heating; Central air conditioning
• Interior features: Wood-burning fireplace; Electric water heater
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $142k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $142k).
• Recommended offer: $140k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 2 comparable units currently listed for rent nearby; 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 $982 of loan paydown is wiped out by about $4k 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 16 days — a 2% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $139,870 (1.5% below list)

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. 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?
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,814
• Equity at exit: $21,173

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $23,393
• Equity at exit: $12,278

Cash invested: $39,760 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$745
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $318

Break-even live

Break-even rent $1,076

Max offer price $142,000

Occupancy floor 73%

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 Killingsworth Rd Jesup, GA	2.0	2.0	1384	$1,300	$0.94	43d	1	1.04mi
534 Shrine Club Rd Jesup, GA	3.0	2.5	1216	$1,650	$1.36	43d	1	1.14mi

Listing history 13 events

1. 2026-06-19
   days on market $142,000 Active 16 DOM
2. 2026-06-18
   days on market $142,000 Active 15 DOM
3. 2026-06-17
   days on market $142,000 Active 14 DOM
4. 2026-06-16
   days on market $142,000 Active 13 DOM
5. 2026-06-15
   days on market $142,000 Active 12 DOM
6. 2026-06-14
   days on market $142,000 Active 10 DOM
7. 2026-06-13
   days on market $142,000 Active 9 DOM
8. 2026-06-10
   days on market $142,000 Active 7 DOM
9. 2026-06-09
   days on market $142,000 Active 6 DOM
10. 2026-06-08
    days on market $142,000 Active 5 DOM
11. 2026-06-07
    days on market $142,000 Active 4 DOM
12. 2026-06-05
    remarks 484-char remark
13. 2026-06-05
    listed $142,000 Active 1 DOM

ⓘ 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: $553 · $46/mo
• Projected year-2 tax: $1,306 · $109/mo
• Expected delta: +$753/yr (+$63/mo · 136.3%)

ⓘ 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 ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $17,741
• − Mortgage interest: −$7,954
• − Property taxes: −$553
• − Insurance: −$710
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$4,131
• Taxable income: $1,554
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $3,443/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

+147.0% since first listed

19 events — show timeline

• 2026-06-03 Listed $142,000 HABR
• 2025-09-03 Listing Removed — GAMLS
• 2025-08-15 Price Changed $142,900 HABR
• 2025-08-15 Price Changed $142,900 GAMLS
• 2025-06-24 Listed $144,900 GAMLS
• 2023-12-22 Sold (Public Records) $135,000 Public Records
• 2023-12-22 Sold (MLS) $135,000 Hive MLS
• 2023-12-22 Sold (MLS) $135,000 GIAR
• 2023-12-22 Sold (MLS) $135,000 HABR
• 2023-12-22 Sold (MLS) $135,000 GAMLS
• 2023-11-28 Pending — GAMLS
• 2023-11-28 Pending — HABR
• 2023-11-28 Pending — GIAR
• 2023-08-19 Listed $129,000 Hive MLS
• 2023-08-19 Listed $129,000 Hive MLS
• 2023-08-19 Listed $129,000 GIAR
• 2023-08-19 Listed $129,000 HABR
• 2023-08-19 Listed $129,000 GAMLS
• 2017-03-14 Sold (Public Records) $57,500 Public Records

Property tax history

+17.3%/yr

Latest (2025): $553 · -0.1% YoY. Source: county tax records.