1000 Carter St · Bostwick, GA 30623

$155,000

2 bd · 1.5 ba · 1,456 sqft · Manufactured public records · 17 Days on market

Built 2000 0.34 ac lot $106/sqft · 41% below area Est $262k · 41% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• Appreciation +5.0/10.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this move-in-ready double-wide mobile home in Bostwick! This property features fresh interior paint and new flooring throughout. The kitchen is fully equipped with all-new appliances, including a refrigerator and stove & dishwasher, all of which stay with the home. Enjoy peace of mind with a 2-year-old HVAC system and new AC and furnace units. The exterior offers a utility shed for extra storage, plus a small storage area under the home. Best of all, there is no HOA.

Key facts

• New flooring
• All-new appliances
• Fresh interior paint

Tags

• DOUBLE-WIDE MOBILE HOME
• FRESH INTERIOR PAINT
• NEW FLOORING
• FULLY EQUIPPED KITCHEN
• ALL-NEW APPLIANCES
• 2-YEAR-OLD HVAC SYSTEM

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: No dedicated parking
• Utilities: Public water; Septic tank; Other utilities
• Home design: Manufactured home / single-family residence; Manufactured house; Resale property
• Construction: Built in 2000; Aluminum siding; Other roof
• Exterior features: Corner lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: One-level home; Public records list living area as 1,456; No basement; Other interior features
• Laundry & utility: Washer; Dryer; Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $40 ($483/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 $122k (21.2% below list).
• Recommended offer: $122k (21.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#275 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Morgan County (town): math 49% / reading 45% proficiency, ranked #20 of 174 in GA (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Morgan County Primary School (872 students, 50% FRL).
• Market conditions: 1 active listings in the ZIP; 164 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Morgan County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,186 (21.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.79% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (median comp): $262,074
• List price: $155,000
• Delta: -40.86%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.5%
• Equity multiple: 1.49×
• Total profit: $21,165
• Equity at exit: $69,695

10-year hold

• IRR: 11.0%
• Equity multiple: 2.65×
• Total profit: $71,678
• Equity at exit: $107,408

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 30623

• Active inventory: 1
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $40

Break-even live

Break-even rent $1,171

Max offer price $155,000

Occupancy floor 92%

Sensitivity live

Price	-10% $128	-5% $84	+0% $40	+5% $-4	+10% $-47
Rent	-10% $-56	-5% $-8	+0% $40	+5% $89	+10% $137
Rate	-1.0pp $118	-0.5pp $80	base $40	+0.5pp $0	+1.0pp $-41

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: —

Listing history 17 events

1. 2026-06-19
   days on market $155,000 Active 17 DOM
2. 2026-06-18
   statusdays on market $155,000 Active 16 DOM
3. 2026-06-17
   days on market $155,000 Price Change 15 DOM
4. 2026-06-16
   days on market $155,000 Price Change 14 DOM
5. 2026-06-15
   pricestatus $155,000 Price Change 13 DOM
6. 2026-06-15
   days on market $165,000 New 13 DOM
7. 2026-06-14
   days on market $165,000 New 11 DOM
8. 2026-06-13
   days on market $165,000 New 10 DOM
9. 2026-06-10
   days on market $165,000 New 8 DOM
10. 2026-06-09
    days on market $165,000 New 7 DOM
11. 2026-06-08
    days on market $165,000 New 6 DOM
12. 2026-06-07
    days on market $165,000 New 5 DOM
13. 2026-06-03
    pricestatusdays on marketlisting id $165,000 New 1 DOM
14. 2026-05-06
    listed $165,000 New 486-char remark
15. 2026-04-30
    historical
16. 2026-04-20
    listed $165,000 New
17. 2025-07-15
    soldstatus $145,500

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$855/yr (+$71/mo · 149.7%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,662
• − Mortgage interest: −$8,682
• − Property taxes: −$571
• − Insurance: −$775
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$4,509
• Taxable loss: −$2,221
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $1,016/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: Morgan County
• NCES district ID: 1303780
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $50,713
• Composite: 40.39/100
• National rank: #3731
• State rank: #20 of 174 in GA

Livability — Bostwick

• Score: 64/100
• State rank: #275
• US rank: #14771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bostwick, GA
• City population: 153
• Population (ZIP): 153

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 18,277 people
• By 2030: 18,213 · -0.4%
• By 2040: 17,709 · -3.1%
• By 2050: 16,761 · -8.3%
• By 2075: 14,143 · -22.6%
• By 2100: 10,523 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Portuguese 3%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+46.0) · D 26.8% · R 72.8%
• 2008→2024 swing: -14.3pp toward R · 2008: -31.6pp · 2024: -46.0pp
• All cycles: 2024: R+46.0 2020: R+41.7 2016: R+41.4 2012: R+38.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+6.5% since first listed

8 events — show timeline

• 2026-06-15 Price Changed $155,000 GAMLS
• 2026-05-30 Listing Removed — GAMLS
• 2026-05-20 Price Changed $155,000 GAMLS
• 2026-05-06 Listed $165,000 GAMLS
• 2026-05-06 Listed $165,000 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-20 Listed $165,000 GAMLS
• 2025-07-15 Sold (Public Records) $145,500 Public Records

Property tax history

+14.8%/yr

Latest (2025): $571 · +75.6% YoY. Source: county tax records.