956 Donaldson St · Metter, GA 30439

$135,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 57 Days on market

Built 1971 0.35 ac lot ↓ 9% since listing

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Total Rehab and Renovation from the Inside-Out on this 1971 Mobile Home, completed 2026, and Title In-Hand! This Home sits on a .35 of an Acre, on City Water & Sewer, with a large Backyard and features 2 Bedrooms, 1 Bath and an Open & Airy Concept. Rehab & Renovation include New Electrical, Plumbing, New Water Heater, Exterior Vinyl Siding, New Decks on Front & Back, New Doors, New Windows & Blinds, LVP Flooring, Appliances, Walls, Spray Foam Insulation, Countertops, Vanity, Sinks, Tub, Toilet, Door Hdwe, Light Fixtures, Recessed Lighting, New Mini-Split HVAC and Metal Roof is only 2 Years Old. Beautiful Attention to Detail, Quality Workmanship and Fine Finishes really shine on this Home. Metter, GA is experiencing Major Industrial Growth driven by the Hyundai Metaplant, with two Primary Automotive Suppliers locating in the Candler County Industrial Park to create over 500 Jobs. Metter is a self-sufficient Small Town with everything from Ace Hardware to a Candy Shop! Enjoy Fine Shopping, Dining and Outdoor Events. Come see Metter, because Everything's Better in Metter!!

Key facts

• New plumbing
• Large backyard
• New water heater

Tags

• LARGE BACKYARD
• NEW ELECTRICAL
• NEW PLUMBING
• NEW WATER HEATER
• EXTERIOR VINYL SIDING
• NEW DECKS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Mobile home; Single-story
• Construction: Frame construction with vinyl siding; Metal roof
• Exterior features: Front porch; Porch; Deck; Has a view; City lot; Paved road; Publicly maintained road

Interior

• Kitchen: Range; Refrigerator; Plumbed for ice maker
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall furnace; Electric cooling; Wall-mounted air conditioning unit(s)
• Interior features: Double-pane windows; Plumbed for ice maker; Electric water heater
• Laundry & utility: Washer hookup in bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/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 $135k (0.4% below list).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.2% in Metter — 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 65/100 on livability (#208 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D+, schools F, amenities F.
• Candler County (rural): math 30% / reading 27% proficiency, ranked #106 of 174 in GA (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 41 active listings in the ZIP; 7 units permitted in Candler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($933 loan paydown + $6k appreciation (4.6% local appreciation)).
• Candler County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.00% ✗
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.20×
• Total profit: $45,311
• Equity at exit: $73,578

10-year hold

• IRR: 19.4%
• Equity multiple: 4.27×
• Total profit: $123,528
• Equity at exit: $124,631

Cash invested: $37,800 (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 30439

• Home prices YoY: 1.7%
• Active inventory: 41
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $267

Break-even live

Break-even rent $1,007

Max offer price $135,000

Occupancy floor 75%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $135,000 Active 57 DOM
2. 2026-06-18
   days on market $135,000 Active 56 DOM
3. 2026-06-17
   days on market $135,000 Active 55 DOM
4. 2026-06-16
   days on market $135,000 Active 54 DOM
5. 2026-06-15
   days on market $135,000 Active 53 DOM
6. 2026-06-14
   days on market $135,000 Active 51 DOM
7. 2026-06-13
   days on market $135,000 Active 50 DOM
8. 2026-06-10
   days on market $135,000 Active 48 DOM
9. 2026-06-09
   days on market $135,000 Active 47 DOM
10. 2026-06-08
    days on market $135,000 Active 46 DOM
11. 2026-06-07
    days on market $135,000 Active 45 DOM
12. 2026-06-05
    days on market $135,000 Active 42 DOM
13. 2026-06-03
    days on market $135,000 Active 41 DOM
14. 2026-06-02
    days on market $135,000 Active 40 DOM
15. 2026-06-01
    days on market $135,000 Active 39 DOM
16. 2026-05-31
    days on market $135,000 Active 38 DOM
17. 2026-05-30
    days on market $135,000 Active 37 DOM
18. 2026-05-08
    price $135,000 1117-char remark

    Show marketing remark (1109 chars)

    Total Rehab and Renovation from the Inside-Out on this 1971 Mobile Home, completed 2026, and Title In-Hand! This Home sits on a .35 of an Acre, on City Water & Sewer, with a large Backyard and features 2 Bedrooms, 1 Bath and an Open & Airy Concept. Rehab & Renovation include New Electrical, Plumbing, New Water Heater, Exterior Vinyl Siding, New Decks on Front & Back, New Doors, New Windows & Blinds, LVP Flooring, Appliances, Walls, Spray Foam Insulation, Countertops, Vanity, Sinks, Tub, Toilet, Door Hdwe, Light Fixtures, Recessed Lighting, New Mini-Split HVAC and Metal Roof is only 2 Years Old. Beautiful Attention to Detail, Quality Workmanship and Fine Finishes really shine on this Home. Metter, GA is experiencing Major Industrial Growth driven by the Hyundai Metaplant, with two Primary Automotive Suppliers locating in the Candler County Industrial Park to create over 500 Jobs. Metter is a self-sufficient Small Town with everything from Ace Hardware to a Candy Shop! Enjoy Fine Shopping, Dining and Outdoor Events. Come see Metter, because Everything's Better in Metter!!

19. 2026-05-08
    price $135,000 1109-char remark

    Show marketing remark (1109 chars)

    Total Rehab and Renovation from the Inside-Out on this 1971 Mobile Home, completed 2026, and Title In-Hand! This Home sits on a .35 of an Acre, on City Water & Sewer, with a large Backyard and features 2 Bedrooms, 1 Bath and an Open & Airy Concept. Rehab & Renovation include New Electrical, Plumbing, New Water Heater, Exterior Vinyl Siding, New Decks on Front & Back, New Doors, New Windows & Blinds, LVP Flooring, Appliances, Walls, Spray Foam Insulation, Countertops, Vanity, Sinks, Tub, Toilet, Door Hdwe, Light Fixtures, Recessed Lighting, New Mini-Split HVAC and Metal Roof is only 2 Years Old. Beautiful Attention to Detail, Quality Workmanship and Fine Finishes really shine on this Home. Metter, GA is experiencing Major Industrial Growth driven by the Hyundai Metaplant, with two Primary Automotive Suppliers locating in the Candler County Industrial Park to create over 500 Jobs. Metter is a self-sufficient Small Town with everything from Ace Hardware to a Candy Shop! Enjoy Fine Shopping, Dining and Outdoor Events. Come see Metter, because Everything's Better in Metter!!

20. 2026-04-23
    listed $149,000 New 1109-char remark

    Show marketing remark (1109 chars)

    Total Rehab and Renovation from the Inside-Out on this 1971 Mobile Home, completed 2026, and Title In-Hand! This Home sits on a .35 of an Acre, on City Water & Sewer, with a large Backyard and features 2 Bedrooms, 1 Bath and an Open & Airy Concept. Rehab & Renovation include New Electrical, Plumbing, New Water Heater, Exterior Vinyl Siding, New Decks on Front & Back, New Doors, New Windows & Blinds, LVP Flooring, Appliances, Walls, Spray Foam Insulation, Countertops, Vanity, Sinks, Tub, Toilet, Door Hdwe, Light Fixtures, Recessed Lighting, New Mini-Split HVAC and Metal Roof is only 2 Years Old. Beautiful Attention to Detail, Quality Workmanship and Fine Finishes really shine on this Home. Metter, GA is experiencing Major Industrial Growth driven by the Hyundai Metaplant, with two Primary Automotive Suppliers locating in the Candler County Industrial Park to create over 500 Jobs. Metter is a self-sufficient Small Town with everything from Ace Hardware to a Candy Shop! Enjoy Fine Shopping, Dining and Outdoor Events. Come see Metter, because Everything's Better in Metter!!

21. 2026-04-23
    listed $149,000 Active 1117-char remark

    Show marketing remark (1109 chars)

    Total Rehab and Renovation from the Inside-Out on this 1971 Mobile Home, completed 2026, and Title In-Hand! This Home sits on a .35 of an Acre, on City Water & Sewer, with a large Backyard and features 2 Bedrooms, 1 Bath and an Open & Airy Concept. Rehab & Renovation include New Electrical, Plumbing, New Water Heater, Exterior Vinyl Siding, New Decks on Front & Back, New Doors, New Windows & Blinds, LVP Flooring, Appliances, Walls, Spray Foam Insulation, Countertops, Vanity, Sinks, Tub, Toilet, Door Hdwe, Light Fixtures, Recessed Lighting, New Mini-Split HVAC and Metal Roof is only 2 Years Old. Beautiful Attention to Detail, Quality Workmanship and Fine Finishes really shine on this Home. Metter, GA is experiencing Major Industrial Growth driven by the Hyundai Metaplant, with two Primary Automotive Suppliers locating in the Candler County Industrial Park to create over 500 Jobs. Metter is a self-sufficient Small Town with everything from Ace Hardware to a Candy Shop! Enjoy Fine Shopping, Dining and Outdoor Events. Come see Metter, because Everything's Better in Metter!!

ⓘ 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: $377 · $31/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$865/yr (+$72/mo · 229.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,141
• − Mortgage interest: −$7,562
• − Property taxes: −$377
• − Insurance: −$675
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$3,927
• Taxable income: $1,018
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $2,960/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: Candler County
• NCES district ID: 1300810
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $33,775
• Composite: 23.43/100
• National rank: #7887
• State rank: #106 of 174 in GA

Livability — Metter

• Score: 65/100
• State rank: #208
• US rank: #12658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Metter, GA
• City population: 10,583
• Population (ZIP): 10,583

Population outlook (Candler County) Hauer SSP2

• Today (2025): 10,702 people
• By 2030: 10,444 · -2.4%
• By 2040: 9,768 · -8.7%
• By 2050: 8,923 · -16.6%
• By 2075: 6,603 · -38.3%
• By 2100: 4,429 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 23% Hispanic / Latino 13% Two or more races 7% Native American 3%
• Hispanic origin (detail): Mexican 10% Cuban 1%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Candler

• 2024 margin: Solid R (+47.5) · D 26.2% · R 73.7%
• 2008→2024 swing: -16.9pp toward R · 2008: -30.6pp · 2024: -47.5pp
• All cycles: 2024: R+47.5 2020: R+42.1 2016: R+43.6 2012: R+33.7 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.64%
• Current HPI: 271.7303
• 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

-9.4% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $135,000 Hive MLS
• 2026-05-08 Price Changed $135,000 GAMLS
• 2026-04-23 Listed $149,000 Hive MLS
• 2026-04-23 Listed $149,000 GAMLS

Property tax history

+1.0%/yr

Latest (2025): $377 · +2.5% YoY. Source: county tax records.