348 Pleasure Lake Ln · Ocilla, GA 31774

$79,900

3 bd · 2.0 ba · 1,488 sqft · Other · 58 Days on market

Built 1974 0.46 ac lot $54/sqft · 22% below area Est $103k · 22% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity. Well kept and maintained mobile home sitting on a water lot at Pleasure Lake. 3 bedrooms and 2 baths, large deck. , newer appliances. New HVAC in 2020. Long term tenant in place , paying 850.00

Key facts

• Large deck
• New hvac
• Newer appliances

Tags

• WATER LOT
• LARGE DECK
• NEWER APPLIANCES
• NEW HVAC
• ACCESS TO CYPRESS LAKE

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$102,668) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#239 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime C-, schools F, amenities F.
• Irwin County (rural): math 37% / reading 38% proficiency, ranked #57 of 174 in GA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 32 units permitted in Irwin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Irwin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $80k implies a 142% 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; moderate 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1974 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.46% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.91%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $102,668
• List price: $79,900
• Delta: -22.18%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.1%
• Equity multiple: 1.48×
• Total profit: $10,710
• Equity at exit: $11,913

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $39,838
• Equity at exit: $6,908

Cash invested: $22,372 (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 31774

• Home prices YoY: -10.5%
• Active inventory: 23
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $371

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 63%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $79,900 Active 58 DOM
2. 2026-06-18
   days on market $79,900 Active 57 DOM
3. 2026-06-17
   days on market $79,900 Active 56 DOM
4. 2026-06-16
   days on market $79,900 Active 55 DOM
5. 2026-06-15
   days on market $79,900 Active 54 DOM
6. 2026-06-14
   days on market $79,900 Active 52 DOM
7. 2026-06-12
   days on market $79,900 Active 51 DOM
8. 2026-06-09
   days on market $79,900 Active 48 DOM
9. 2026-06-08
   days on market $79,900 Active 47 DOM
10. 2026-06-07
    days on market $79,900 Active 46 DOM
11. 2026-06-07
    days on market $79,900 Active 45 DOM
12. 2026-06-03
    days on market $79,900 Active 42 DOM
13. 2026-06-02
    days on market $79,900 Active 41 DOM
14. 2026-06-01
    days on market $79,900 Active 40 DOM
15. 2026-05-31
    days on market $79,900 Active 39 DOM
16. 2026-05-30
    days on market $79,900 Active 38 DOM
17. 2026-05-13
    price $79,900 223-char remark

    Show marketing remark (376 chars)

    Great investment opportunity. Well kept and maintained mobile home sitting on a water lot at Pleasure Lake. 3 bedrooms and 2 baths, large deck., newer appliances. New HVAC in 2020. Long term tenant in place , paying 850.00. You can purchase a share in and have access to the beautiful cypress lake for a one time fee of 450.00. Great fishing, boating and family entertainment.

18. 2026-05-13
    price $79,900 376-char remark

    Show marketing remark (376 chars)

    Great investment opportunity. Well kept and maintained mobile home sitting on a water lot at Pleasure Lake. 3 bedrooms and 2 baths, large deck., newer appliances. New HVAC in 2020. Long term tenant in place , paying 850.00. You can purchase a share in and have access to the beautiful cypress lake for a one time fee of 450.00. Great fishing, boating and family entertainment.

19. 2026-04-22
    listed $89,900 New 376-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. Well kept and maintained mobile home sitting on a water lot at Pleasure Lake. 3 bedrooms and 2 baths, large deck. , newer appliances. New HVAC in 2020. Long term tenant in place , paying 850.00

20. 2026-04-22
    listed $89,900 Active 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. Well kept and maintained mobile home sitting on a water lot at Pleasure Lake. 3 bedrooms and 2 baths, large deck. , newer appliances. New HVAC in 2020. Long term tenant in place , paying 850.00

21. 2018-01-04
    soldstatus $33,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,025
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,324
• Taxable income: $3,383
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $3,642/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: Irwin County
• NCES district ID: 1302910
• Math proficiency: 37% ▬ 0.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $36,963
• Composite: 31.18/100
• National rank: #6047
• State rank: #57 of 174 in GA

Livability — Ocilla

• Score: 65/100
• State rank: #239
• US rank: #13595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,788

Population outlook (Irwin County) Hauer SSP2

• Today (2025): 8,644 people
• By 2030: 8,322 · -3.7%
• By 2040: 7,634 · -11.7%
• By 2050: 6,990 · -19.1%
• By 2075: 5,885 · -31.9%
• By 2100: 5,006 · -42.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 39% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 1%
• Foreign-born: 1%

Political lean MEDSL · Irwin

• 2024 margin: Solid R (+54.2) · D 22.7% · R 76.9%
• 2008→2024 swing: -17.4pp toward R · 2008: -36.8pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+51.0 2016: R+49.8 2012: R+37.6 2008: R+36.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.44%
• Current HPI: 216.6609
• 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

+142.1% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $79,900 TBOR
• 2026-05-13 Price Changed $79,900 GAMLS
• 2026-04-22 Listed $89,900 TBOR
• 2026-04-22 Listed $89,900 GAMLS
• 2018-01-04 Sold (Public Records) $33,000 Public Records

Property tax history

-3.9%/yr

Latest (2024): $148 · +0.0% YoY. Source: county tax records.