331 Old Stockton Rd · Lakeland, GA 31635

$169,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 134 Days on market

Built 2013 0.79 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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• 1% rule +4.8/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy the simplicity of country living in this 3 bedroom, 2 bath home situated on . 79 acres in Lanier County. Designed with an open concept layout, the home features LVP flooring throughout, plenty of natural light, and sliding glass doors that connect indoor and outdoor living. The primary suite offers a private escape with dual sinks, a soaking tub, and a separate shower. Outside, the fully fenced yard provides space for animals, gardening, or simply enjoying the quiet rural surroundings.

Key facts

• Dual sinks
• Soaking tub
• Sliding glass doors

Tags

• OPEN CONCEPT LAYOUT
• LVP FLOORING
• NATURAL LIGHT
• SLIDING GLASS DOORS
• DUAL SINKS
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/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 $166k (1.9% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.7% in Lakeland — 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 60/100 on livability (#379 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: health & safety D, schools D-, amenities F.
• Lanier County (rural): math 33% / reading 38% proficiency, ranked #67 of 174 in GA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 67 active listings in the ZIP; 35 units permitted in Lanier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $7k appreciation (4.4% local appreciation)).
• At projected returns (4.4% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 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, 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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: 0.98% ✗
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.12×
• Total profit: $52,880
• Equity at exit: $89,895

10-year hold

• IRR: 18.6%
• Equity multiple: 4.08×
• Total profit: $145,654
• Equity at exit: $150,494

Cash invested: $47,320 (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 31635

• Home prices YoY: 2.2%
• Active inventory: 67
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $307

Break-even live

Break-even rent $1,271

Max offer price $169,000

Occupancy floor 77%

Sensitivity live

Price	-10% $402	-5% $354	+0% $307	+5% $259	+10% $211
Rent	-10% $176	-5% $241	+0% $307	+5% $372	+10% $438
Rate	-1.0pp $392	-0.5pp $350	base $307	+0.5pp $263	+1.0pp $218

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $169,000 Active 134 DOM
2. 2026-06-18
   days on market $169,000 Active 133 DOM
3. 2026-06-17
   days on market $169,000 Active 132 DOM
4. 2026-06-16
   days on market $169,000 Active 131 DOM
5. 2026-06-15
   days on market $169,000 Active 130 DOM
6. 2026-06-14
   days on market $169,000 Active 128 DOM
7. 2026-06-13
   days on market $169,000 Active 127 DOM
8. 2026-06-10
   days on market $169,000 Active 125 DOM
9. 2026-06-09
   days on market $169,000 Active 124 DOM
10. 2026-06-08
    days on market $169,000 Active 123 DOM
11. 2026-06-07
    days on market $169,000 Active 122 DOM
12. 2026-06-05
    days on market $169,000 Active 119 DOM
13. 2026-06-03
    days on market $169,000 Active 118 DOM
14. 2026-06-02
    days on market $169,000 Active 117 DOM
15. 2026-06-01
    days on market $169,000 Active 116 DOM
16. 2026-05-31
    days on market $169,000 Active 115 DOM
17. 2026-05-30
    days on market $169,000 Active 114 DOM
18. 2026-02-03
    listed $169,000 Active 496-char remark

    Show marketing remark (496 chars)

    Enjoy the simplicity of country living in this 3 bedroom, 2 bath home situated on . 79 acres in Lanier County. Designed with an open concept layout, the home features LVP flooring throughout, plenty of natural light, and sliding glass doors that connect indoor and outdoor living. The primary suite offers a private escape with dual sinks, a soaking tub, and a separate shower. Outside, the fully fenced yard provides space for animals, gardening, or simply enjoying the quiet rural surroundings.

19. 2024-03-20
    soldstatus $162,000
20. 2024-03-19
    soldstatus $162,000 Closed 789-char remark

    Show marketing remark (789 chars)

    Welcome home to this beautiful home in Lakeland, Georgia! This fantastic home offers all the space and comfort you need, plus a touch of Southern charm. With 3 bedrooms and 2 bathrooms spread across 1456 sqft, there's plenty of room for the whole family. Step inside and be amazed by the new luxury vinyl plank floors that add a touch of elegance to every step you take. The open concept layout flows seamlessly from the spacious living room to the cozy dining area, perfect for entertaining guests or enjoying family dinners. Love outdoor living? You're in luck! This home boasts a fenced yard, ideal for kids, pets, or hosting epic BBQ parties with friends. Don't miss out on this amazing opportunity to own a piece of Lakeland. Schedule your showing today and get ready to fall in love.

21. 2024-01-19
    status Pending 789-char remark

    Show marketing remark (789 chars)

    Welcome home to this beautiful home in Lakeland, Georgia! This fantastic home offers all the space and comfort you need, plus a touch of Southern charm. With 3 bedrooms and 2 bathrooms spread across 1456 sqft, there's plenty of room for the whole family. Step inside and be amazed by the new luxury vinyl plank floors that add a touch of elegance to every step you take. The open concept layout flows seamlessly from the spacious living room to the cozy dining area, perfect for entertaining guests or enjoying family dinners. Love outdoor living? You're in luck! This home boasts a fenced yard, ideal for kids, pets, or hosting epic BBQ parties with friends. Don't miss out on this amazing opportunity to own a piece of Lakeland. Schedule your showing today and get ready to fall in love.

22. 2023-12-27
    listed $159,900 Active 789-char remark

    Show marketing remark (789 chars)

    Welcome home to this beautiful home in Lakeland, Georgia! This fantastic home offers all the space and comfort you need, plus a touch of Southern charm. With 3 bedrooms and 2 bathrooms spread across 1456 sqft, there's plenty of room for the whole family. Step inside and be amazed by the new luxury vinyl plank floors that add a touch of elegance to every step you take. The open concept layout flows seamlessly from the spacious living room to the cozy dining area, perfect for entertaining guests or enjoying family dinners. Love outdoor living? You're in luck! This home boasts a fenced yard, ideal for kids, pets, or hosting epic BBQ parties with friends. Don't miss out on this amazing opportunity to own a piece of Lakeland. Schedule your showing today and get ready to fall in love.

23. 2023-10-02
    soldstatus $62,877

ⓘ 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: $565 · $47/mo
• Projected year-2 tax: $1,555 · $130/mo
• Expected delta: +$989/yr (+$82/mo · 175.0%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,904
• − Mortgage interest: −$9,467
• − Property taxes: −$565
• − Insurance: −$845
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$4,916
• Taxable income: $926
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $3,457/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: Lanier County
• NCES district ID: 1303240
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $38,019
• Composite: 29.6/100
• National rank: #6476
• State rank: #67 of 174 in GA

Livability — Lakeland

• Score: 60/100
• State rank: #379
• US rank: #19151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,978

Population outlook (Lanier County) Hauer SSP2

• Today (2025): 10,743 people
• By 2030: 10,892 · +1.4%
• By 2040: 10,975 · +2.2%
• By 2050: 10,764 · +0.2%
• By 2075: 9,418 · -12.3%
• By 2100: 7,419 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 29% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Iranian 2% Italian 1% Romanian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Lanier

• 2024 margin: Solid R (+46.3) · D 26.6% · R 73.0%
• 2008→2024 swing: -21.1pp toward R · 2008: -25.2pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+41.7 2016: R+41.2 2012: R+23.8 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.42%
• Current HPI: 201.1664
• 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

+168.8% since first listed

6 events — show timeline

• 2026-02-03 Listed $169,000 SGMLS
• 2024-03-20 Sold (Public Records) $162,000 Public Records
• 2024-03-19 Sold (MLS) $162,000 SGMLS
• 2024-01-19 Pending — SGMLS
• 2023-12-27 Listed $159,900 SGMLS
• 2023-10-02 Sold (Public Records) $62,877 Public Records

Property tax history

-1.1%/yr

Latest (2025): $565 · -4.0% YoY. Source: county tax records.