1306 Vic Waters Rd · Crescent, GA 31331

$324,700

3 bd · 2.0 ba · 2,560 sqft · Manufactured public records · 52 Days on market

Built 2021 6.05 ac lot $127/sqft · 41% below area Est $552k · 41% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +3.0/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Over 6 acres of privacy and space! This beautiful Timberline Elite – Destiny model home offers an open, inviting layout with high ceilings and a coffered dining room that can easily serve as a second living area. The kitchen is well-appointed with a center island, range with hood vent, convection wall oven, microwave, dishwasher, refrigerator, abundant cabinetry, and a pantry. The spacious primary suite features an ensuite bath with dual vanities, soaking tub, separate shower, private water closet, and a walk-in closet. Two of the three guest bedrooms also include walk-in closets. The large laundry room is complete with a sink and convenient access to the backyard. Enjoy the outdoors with a scenic half-acre pond and plenty of room to spread out, garden, or simply take in the peaceful setting. Easy to show - the current occupant is finishing moving out by May 3rd.

Key facts

• Convection wall oven
• Ensuite bath
• Abundant cabinetry

Tags

• TIMBERLINE ELITE DESTINY MODEL
• COFFERED DINING ROOM
• CENTER ISLAND
• CONVECTION WALL OVEN
• ABUNDANT CABINETRY
• ENSUITE BATH

Property features AI

Finance

• Other: Located on ~6.05 acres; Address: 1306 Vic Waters Rd, Townsend, GA 31331; Subdivision: Crescent Farms
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No HOA

Exterior

• Parking: No designated parking
• Security: Smoke detector(s)
• Utilities: Private well water; Septic system; Electricity available
• Home design: Manufactured home / single family residence; One story; Resale property
• Construction: Built in 2021; Vinyl siding; Block foundation; Other roof
• Exterior features: Porch; Level lot; Partially wooded; Lake frontage / waterfront

Interior

• Kitchen: Dishwasher; Double oven; Microwave; Refrigerator; Kitchen island; Breakfast bar; Pantry; Stainless steel appliances
• Bedrooms: 4 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level; Double vanities
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Double vanity; High ceilings; Separate shower; Soaking tub; Split bedroom floor plan; Walk-in closet(s); Living room fireplace
• Laundry & utility: Laundry room / mud room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $325k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (57.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (58.9% below list).
• Recommended offer: $134k (58.9% below list) — sets the bar for 1% rule.
• Cap rate 2.4% vs local median 1.0% in Crescent — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Mcintosh County (town): math 23% / reading 29% proficiency, ranked #118 of 174 in GA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Todd Grant Elementary School (math 24% / reading 23%, grade F, #790 of 1,228 statewide, top 65%, 667 students, 79% FRL); Mcintosh Academy (math 30% / reading 34%, grade F, #109 of 424 statewide, top 26%, 395 students, 79% FRL).
• Market conditions: 292 active listings in the ZIP; 127 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• McIntosh County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $206k; list at $325k implies a 58% 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 $133,524 (58.9% 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 52 days. Have you received any prior offers? Is the seller open to a 59% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.41% ✗
• Cap rate: 2.42%
• Cash-on-cash: -13.83%
• DSCR: 0.38
• GRM: 20.3

CMA / ARV

• ARV (median comp): $551,553
• List price: $324,700
• Delta: -41.13%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 2.21×
• Total profit: $110,043
• Equity at exit: $292,515

10-year hold

• IRR: 14.5%
• Equity multiple: 5.14×
• Total profit: $376,403
• Equity at exit: $630,821

Cash invested: $90,916 (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 31331

• Active inventory: 292
• Price-to-rent: 20.3×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$1,703
• Tax from tax record: −$265 /mo · $3,174/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-1,048

Break-even live

Break-even rent $2,661

Max offer price $139,615

Occupancy floor —

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: $81,175
• Closing costs: $9,741
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $324,700 Active 52 DOM
2. 2026-06-18
   days on market $324,700 Active 51 DOM
3. 2026-06-17
   statusdays on market $324,700 Active 50 DOM
4. 2026-06-16
   days on market $324,700 Price Change 49 DOM
5. 2026-06-15
   pricestatusdays on market $324,700 Price Change 48 DOM

   Show marketing remark (881 chars)

   Over 6 acres of privacy and space! This beautiful Timberline Elite – Destiny model home offers an open, inviting layout with high ceilings and a coffered dining room that can easily serve as a second living area. The kitchen is well-appointed with a center island, range with hood vent, convection wall oven, microwave, dishwasher, refrigerator, abundant cabinetry, and a pantry. The spacious primary suite features an ensuite bath with dual vanities, soaking tub, separate shower, private water closet, and a walk-in closet. Two of the three guest bedrooms also include walk-in closets. The large laundry room is complete with a sink and convenient access to the backyard. Enjoy the outdoors with a scenic half-acre pond and plenty of room to spread out, garden, or simply take in the peaceful setting. Easy to show - the current occupant is finishing moving out by May 3rd.

6. 2026-06-14
   days on market $324,800 Active 46 DOM
7. 2026-06-13
   statusdays on market $324,800 Active 45 DOM
8. 2026-06-10
   days on market $324,800 Price Change 43 DOM
9. 2026-06-09
   days on market $324,800 Price Change 42 DOM

   Show marketing remark (881 chars)

   Over 6 acres of privacy and space! This beautiful Timberline Elite – Destiny model home offers an open, inviting layout with high ceilings and a coffered dining room that can easily serve as a second living area. The kitchen is well-appointed with a center island, range with hood vent, convection wall oven, microwave, dishwasher, refrigerator, abundant cabinetry, and a pantry. The spacious primary suite features an ensuite bath with dual vanities, soaking tub, separate shower, private water closet, and a walk-in closet. Two of the three guest bedrooms also include walk-in closets. The large laundry room is complete with a sink and convenient access to the backyard. Enjoy the outdoors with a scenic half-acre pond and plenty of room to spread out, garden, or simply take in the peaceful setting. Easy to show - the current occupant is finishing moving out by May 3rd.

10. 2026-06-09
    pricestatus $324,800 Price Change 41 DOM

    Show marketing remark (881 chars)

    Over 6 acres of privacy and space! This beautiful Timberline Elite – Destiny model home offers an open, inviting layout with high ceilings and a coffered dining room that can easily serve as a second living area. The kitchen is well-appointed with a center island, range with hood vent, convection wall oven, microwave, dishwasher, refrigerator, abundant cabinetry, and a pantry. The spacious primary suite features an ensuite bath with dual vanities, soaking tub, separate shower, private water closet, and a walk-in closet. Two of the three guest bedrooms also include walk-in closets. The large laundry room is complete with a sink and convenient access to the backyard. Enjoy the outdoors with a scenic half-acre pond and plenty of room to spread out, garden, or simply take in the peaceful setting. Easy to show - the current occupant is finishing moving out by May 3rd.

11. 2026-06-08
    days on market $324,900 Active 41 DOM

    Show marketing remark (881 chars)

    Over 6 acres of privacy and space! This beautiful Timberline Elite – Destiny model home offers an open, inviting layout with high ceilings and a coffered dining room that can easily serve as a second living area. The kitchen is well-appointed with a center island, range with hood vent, convection wall oven, microwave, dishwasher, refrigerator, abundant cabinetry, and a pantry. The spacious primary suite features an ensuite bath with dual vanities, soaking tub, separate shower, private water closet, and a walk-in closet. Two of the three guest bedrooms also include walk-in closets. The large laundry room is complete with a sink and convenient access to the backyard. Enjoy the outdoors with a scenic half-acre pond and plenty of room to spread out, garden, or simply take in the peaceful setting. Easy to show - the current occupant is finishing moving out by May 3rd.

12. 2026-06-07
    days on market $324,900 Active 40 DOM
13. 2026-06-05
    days on market $324,900 Active 37 DOM
14. 2026-06-03
    days on market $324,900 Active 36 DOM
15. 2026-06-02
    days on market $324,900 Active 35 DOM
16. 2026-06-01
    days on market $324,900 Active 34 DOM
17. 2026-05-31
    days on market $324,900 Active 33 DOM
18. 2026-05-30
    statusdays on market $324,900 Active 32 DOM
19. 2026-04-28
    listed $325,000 New 878-char remark

    Show marketing remark (881 chars)

    Over 6 acres of privacy and space! This beautiful Timberline Elite – Destiny model home offers an open, inviting layout with high ceilings and a coffered dining room that can easily serve as a second living area. The kitchen is well-appointed with a center island, range with hood vent, convection wall oven, microwave, dishwasher, refrigerator, abundant cabinetry, and a pantry. The spacious primary suite features an ensuite bath with dual vanities, soaking tub, separate shower, private water closet, and a walk-in closet. Two of the three guest bedrooms also include walk-in closets. The large laundry room is complete with a sink and convenient access to the backyard. Enjoy the outdoors with a scenic half-acre pond and plenty of room to spread out, garden, or simply take in the peaceful setting. Easy to show - the current occupant is finishing moving out by May 3rd.

20. 2026-04-28
    listed $325,000 Active 881-char remark

    Show marketing remark (881 chars)

    Over 6 acres of privacy and space! This beautiful Timberline Elite – Destiny model home offers an open, inviting layout with high ceilings and a coffered dining room that can easily serve as a second living area. The kitchen is well-appointed with a center island, range with hood vent, convection wall oven, microwave, dishwasher, refrigerator, abundant cabinetry, and a pantry. The spacious primary suite features an ensuite bath with dual vanities, soaking tub, separate shower, private water closet, and a walk-in closet. Two of the three guest bedrooms also include walk-in closets. The large laundry room is complete with a sink and convenient access to the backyard. Enjoy the outdoors with a scenic half-acre pond and plenty of room to spread out, garden, or simply take in the peaceful setting. Easy to show - the current occupant is finishing moving out by May 3rd.

21. 2026-04-28
    listed $325,000 Active

    Show marketing remark (881 chars)

    Over 6 acres of privacy and space! This beautiful Timberline Elite – Destiny model home offers an open, inviting layout with high ceilings and a coffered dining room that can easily serve as a second living area. The kitchen is well-appointed with a center island, range with hood vent, convection wall oven, microwave, dishwasher, refrigerator, abundant cabinetry, and a pantry. The spacious primary suite features an ensuite bath with dual vanities, soaking tub, separate shower, private water closet, and a walk-in closet. Two of the three guest bedrooms also include walk-in closets. The large laundry room is complete with a sink and convenient access to the backyard. Enjoy the outdoors with a scenic half-acre pond and plenty of room to spread out, garden, or simply take in the peaceful setting. Easy to show - the current occupant is finishing moving out by May 3rd.

22. 2021-05-18
    soldstatus $206,000
23. 2005-06-03
    soldstatus $24,000

ⓘ 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: $3,174 · $265/mo
• Projected year-2 tax: $3,174 · $265/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 10/10 Extreme
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,023
• − Mortgage interest: −$18,188
• − Property taxes: −$3,174
• − Insurance: −$1,624
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$9,446
• Taxable loss: −$18,972
• Est. tax savings @ 24.0%: +$4,553
• After-tax cash flow: $-8,019/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: Mcintosh County
• NCES district ID: 1303600
• Math proficiency: 23% ▬ 0.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $41,742
• Composite: 22.08/100
• National rank: #8188
• State rank: #118 of 174 in GA

Livability — Crescent

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,997

Population outlook (McIntosh County) Hauer SSP2

• Today (2025): 12,922 people
• By 2030: 12,156 · -5.9%
• By 2040: 10,332 · -20.0%
• By 2050: 8,526 · -34.0%
• By 2075: 5,506 · -57.4%
• By 2100: 3,635 · -71.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 28% Two or more races 6%
• Common ancestry: Italian 1% French 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · McIntosh

• 2024 margin: Strong R (+28.6) · D 35.5% · R 64.1%
• 2008→2024 swing: -22.6pp toward R · 2008: -6.0pp · 2024: -28.6pp
• All cycles: 2024: R+28.6 2020: R+21.0 2016: R+20.1 2012: R+8.6 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.75%
• Current HPI: 329.1351
• 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

+1252.9% since first listed

13 events — show timeline

• 2026-06-15 Price Changed $324,700 HABR
• 2026-06-15 Price Changed $324,700 GIAR
• 2026-06-15 Price Changed $324,700 GAMLS
• 2026-06-09 Price Changed $324,800 HABR
• 2026-06-08 Price Changed $324,800 GIAR
• 2026-06-08 Price Changed $324,800 GAMLS
• 2026-05-27 Price Changed $324,900 GIAR
• 2026-05-27 Price Changed $324,900 GAMLS
• 2026-04-28 Listed $325,000 GIAR
• 2026-04-28 Listed $325,000 HABR
• 2026-04-28 Listed $325,000 GAMLS
• 2021-05-18 Sold (Public Records) $206,000 Public Records
• 2005-06-03 Sold (Public Records) $24,000 Public Records

Property tax history

+27.2%/yr

Latest (2025): $3,174 · +10.2% YoY. Source: county tax records.