132 Plantation Rd Ne. Lot #19 · Glennville, GA 30427

$155,000

3 bd · 2.0 ba · 1,792 sqft · Other · 60 Days on market

Built 1996 1.00 ac lot $86/sqft · 8% below area Est $169k · 8% under

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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 +23.6/30.0
• ARV discount +11.2/15.0
• DSCR +7.6/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors or buyers looking to take on a light TLC project. This 3 bed, 2 bath mobile home offers nearly 1,800 sqft of space with a large layout, oversized rooms, walk-in closet, a spacious kitchen, and double vanities. Plenty of room to add value and make it your own. Recent upgrades include a new roof, new HVAC system, and updated ductwork, giving you a solid head start. The home also features a large front porch, perfect for grilling and relaxing, plus two rear exits with stairs already in place. Situated on 1 acre with septic and well water, offering privacy and country living. This property has strong potential for the right buyer ready to put in some work and build equity. Come take a look and lock it in.

Key facts

• Large front porch
• Two rear exits
• 1 acre

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• UPDATED DUCTWORK
• LARGE FRONT PORCH
• TWO REAR EXITS
• 1 ACRE

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.9% in Glennville — 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 63/100 on livability (#280 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D+, schools F, amenities F.
• Long County (rural): math 26% / reading 26% proficiency, ranked #115 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 76 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 298 units permitted in Long 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.
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $155k implies a 1450% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.08%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (median comp): $168,699
• List price: $155,000
• Delta: -8.12%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,516
• Equity at exit: $23,111

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $18,245
• Equity at exit: $13,402

Cash invested: $43,400 (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 30427

• Home prices YoY: -7.3%
• Active inventory: 76
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$134 /mo · $1,606/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $292

Break-even live

Break-even rent $1,280

Max offer price $155,000

Occupancy floor 77%

Sensitivity live

Price	-10% $380	-5% $336	+0% $292	+5% $248	+10% $204
Rent	-10% $162	-5% $227	+0% $292	+5% $357	+10% $423
Rate	-1.0pp $370	-0.5pp $332	base $292	+0.5pp $252	+1.0pp $211

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5448 GA Highway 196 Glennville, GA	4.0	2.0	1901	$1,650	$0.87	44d	1	0.41mi

Listing history 19 events

1. 2026-06-19
   days on market $155,000 Active 60 DOM
2. 2026-06-18
   days on market $155,000 Active 59 DOM
3. 2026-06-17
   days on market $155,000 Active 58 DOM
4. 2026-06-16
   days on market $155,000 Active 57 DOM
5. 2026-06-15
   days on market $155,000 Active 56 DOM
6. 2026-06-14
   days on market $155,000 Active 54 DOM
7. 2026-06-13
   days on market $155,000 Active 53 DOM
8. 2026-06-10
   days on market $155,000 Active 51 DOM
9. 2026-06-09
   days on market $155,000 Active 50 DOM
10. 2026-06-08
    days on market $155,000 Active 49 DOM
11. 2026-06-07
    days on market $155,000 Active 48 DOM
12. 2026-06-05
    days on market $155,000 Active 45 DOM
13. 2026-06-03
    days on market $155,000 Active 44 DOM
14. 2026-06-02
    days on market $155,000 Active 43 DOM
15. 2026-06-01
    days on market $155,000 Active 42 DOM
16. 2026-05-31
    days on market $155,000 Active 41 DOM
17. 2026-05-30
    days on market $155,000 Active 40 DOM
18. 2026-04-20
    listed $155,000 New 733-char remark

    Show marketing remark (733 chars)

    Attention investors or buyers looking to take on a light TLC project. This 3 bed, 2 bath mobile home offers nearly 1,800 sqft of space with a large layout, oversized rooms, walk-in closet, a spacious kitchen, and double vanities. Plenty of room to add value and make it your own. Recent upgrades include a new roof, new HVAC system, and updated ductwork, giving you a solid head start. The home also features a large front porch, perfect for grilling and relaxing, plus two rear exits with stairs already in place. Situated on 1 acre with septic and well water, offering privacy and country living. This property has strong potential for the right buyer ready to put in some work and build equity. Come take a look and lock it in.

19. 1991-03-01
    soldstatus $10,000

ⓘ 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: $1,606 · $134/mo
• Projected year-2 tax: $1,606 · $134/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 19 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: $19,800
• − Mortgage interest: −$8,682
• − Property taxes: −$1,606
• − Insurance: −$775
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,509
• Taxable income: $1,059
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $3,253/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: Long County
• NCES district ID: 1303360
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $45,958
• Composite: 22.51/100
• National rank: #8090
• State rank: #115 of 174 in GA

Livability — Glennville

• Score: 63/100
• State rank: #280
• US rank: #15005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,892

Population outlook (Long County) Hauer SSP2

• Today (2025): 24,669 people
• By 2030: 28,223 · +14.4%
• By 2040: 35,430 · +43.6%
• By 2050: 42,403 · +71.9%
• By 2075: 56,996 · +131.0%
• By 2100: 64,185 · +160.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 23% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Long

• 2024 margin: Strong R (+29.5) · D 35.1% · R 64.6%
• 2008→2024 swing: -5.4pp toward R · 2008: -24.1pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+26.4 2016: R+30.8 2012: R+22.9 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.04%
• Current HPI: 240.8632
• 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

+1450.0% since first listed

2 events — show timeline

• 2026-04-20 Listed $155,000 GAMLS
• 1991-03-01 Sold (Public Records) $10,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $1,606 · +169.4% YoY. Source: county tax records.