2795 Highway 301 · Hickox, GA 31553

$250,000

4 bd · 2.0 ba · 1,904 sqft · Other · 61 Days on market

Built 2023 4.35 ac lot $131/sqft · 55% below area

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +7.1/10.0
• Cash flow +4.8/30.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to peaceful country living with modern comfort! This 2023 mobile home sits on 4.35 beautiful acres along Hwy 301 in Nahunta, offering plenty of space to enjoy privacy while still being conveniently located. Inside, you'll find a bright, open floor plan featuring a spacious kitchen with stainless steel appliances, a large island with a built-in sink, and plenty of cabinet space-perfect for cooking, entertaining, or gathering with family. The split bedroom layout provides added privacy, with a generously sized master suite that includes a relaxing soaking tub and spacious bathroom. Step outside and enjoy the possibilities of country living. The property already features a chicken coop ready for use, making it perfect for anyone looking to start a small homestead. A gravel parking pad in the backyard offers additional space for vehicles, trailers, or equipment. With over 4 acres of land, this property offers plenty of room to expand, garden, or simply enjoy the quiet surroundings. Don't miss this opportunity to own a nearly new home on acreage in Brantley County!

Key facts

• Mobile home
• Gravel parking pad
• 4.35 acres

Tags

• MOBILE HOME
• 4.35 ACRES
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• CHICKEN COOP
• GRAVEL PARKING PAD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $-609 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (35.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (43.4% below list).
• Recommended offer: $142k (43.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Brantley County (rural): math 48% / reading 43% proficiency, ranked #26 of 174 in GA (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 49 units permitted in Brantley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (4.2% local appreciation)).
• Brantley County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 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 $23k; list at $250k implies a 984% 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 $141,554 (43.4% 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 61 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.57% ✗
• Cap rate: 3.37%
• Cash-on-cash: -10.45%
• DSCR: 0.54
• GRM: 14.7

CMA / ARV

• ARV (median comp): $551,447
• List price: $250,000
• Delta: -54.66%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.10×
• Total profit: $6,860
• Equity at exit: $128,939

10-year hold

• IRR: 5.0%
• Equity multiple: 1.87×
• Total profit: $60,627
• Equity at exit: $212,653

Cash invested: $70,000 (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 31553

• Home prices YoY: 3.5%
• Active inventory: 30
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $1,416 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-609

Break-even live

Break-even rent $2,187

Max offer price $161,816

Occupancy floor —

Sensitivity live

Price	-10% $-437	-5% $-523	+0% $-609	+5% $-696	+10% $-782
Rent	-10% $-721	-5% $-665	+0% $-609	+5% $-554	+10% $-498
Rate	-1.0pp $-484	-0.5pp $-546	base $-609	+0.5pp $-674	+1.0pp $-740

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-05
   status Under Contract 1084-char remark

   Show marketing remark (1090 chars)

   Welcome to peaceful country living with modern comfort! This 2023 mobile home sits on 4.35 beautiful acres along Hwy 301 in Nahunta, offering plenty of space to enjoy privacy while still being conveniently located. Inside, you'll find a bright, open floor plan featuring a spacious kitchen with stainless steel appliances, a large island with a built-in sink, and plenty of cabinet space—perfect for cooking, entertaining, or gathering with family. The split bedroom layout provides added privacy, with a generously sized master suite that includes a relaxing soaking tub and spacious bathroom. Step outside and enjoy the possibilities of country living. The property already features a chicken coop ready for use, making it perfect for anyone looking to start a small homestead. A gravel parking pad in the backyard offers additional space for vehicles, trailers, or equipment. With over 4 acres of land, this property offers plenty of room to expand, garden, or simply enjoy the quiet surroundings. Don't miss this opportunity to own a nearly new home on acreage in Brantley County!

2. 2026-05-05
   status Pending 1090-char remark

   Show marketing remark (1090 chars)

   Welcome to peaceful country living with modern comfort! This 2023 mobile home sits on 4.35 beautiful acres along Hwy 301 in Nahunta, offering plenty of space to enjoy privacy while still being conveniently located. Inside, you'll find a bright, open floor plan featuring a spacious kitchen with stainless steel appliances, a large island with a built-in sink, and plenty of cabinet space—perfect for cooking, entertaining, or gathering with family. The split bedroom layout provides added privacy, with a generously sized master suite that includes a relaxing soaking tub and spacious bathroom. Step outside and enjoy the possibilities of country living. The property already features a chicken coop ready for use, making it perfect for anyone looking to start a small homestead. A gravel parking pad in the backyard offers additional space for vehicles, trailers, or equipment. With over 4 acres of land, this property offers plenty of room to expand, garden, or simply enjoy the quiet surroundings. Don't miss this opportunity to own a nearly new home on acreage in Brantley County!

3. 2026-03-28
   price $245,000 1090-char remark

   Show marketing remark (1090 chars)

   Welcome to peaceful country living with modern comfort! This 2023 mobile home sits on 4.35 beautiful acres along Hwy 301 in Nahunta, offering plenty of space to enjoy privacy while still being conveniently located. Inside, you'll find a bright, open floor plan featuring a spacious kitchen with stainless steel appliances, a large island with a built-in sink, and plenty of cabinet space—perfect for cooking, entertaining, or gathering with family. The split bedroom layout provides added privacy, with a generously sized master suite that includes a relaxing soaking tub and spacious bathroom. Step outside and enjoy the possibilities of country living. The property already features a chicken coop ready for use, making it perfect for anyone looking to start a small homestead. A gravel parking pad in the backyard offers additional space for vehicles, trailers, or equipment. With over 4 acres of land, this property offers plenty of room to expand, garden, or simply enjoy the quiet surroundings. Don't miss this opportunity to own a nearly new home on acreage in Brantley County!

4. 2026-03-04
   listed $250,000 New 1084-char remark

   Show marketing remark (1090 chars)

   Welcome to peaceful country living with modern comfort! This 2023 mobile home sits on 4.35 beautiful acres along Hwy 301 in Nahunta, offering plenty of space to enjoy privacy while still being conveniently located. Inside, you'll find a bright, open floor plan featuring a spacious kitchen with stainless steel appliances, a large island with a built-in sink, and plenty of cabinet space—perfect for cooking, entertaining, or gathering with family. The split bedroom layout provides added privacy, with a generously sized master suite that includes a relaxing soaking tub and spacious bathroom. Step outside and enjoy the possibilities of country living. The property already features a chicken coop ready for use, making it perfect for anyone looking to start a small homestead. A gravel parking pad in the backyard offers additional space for vehicles, trailers, or equipment. With over 4 acres of land, this property offers plenty of room to expand, garden, or simply enjoy the quiet surroundings. Don't miss this opportunity to own a nearly new home on acreage in Brantley County!

5. 2026-03-04
   listed $250,000 Active 1090-char remark

   Show marketing remark (1090 chars)

   Welcome to peaceful country living with modern comfort! This 2023 mobile home sits on 4.35 beautiful acres along Hwy 301 in Nahunta, offering plenty of space to enjoy privacy while still being conveniently located. Inside, you'll find a bright, open floor plan featuring a spacious kitchen with stainless steel appliances, a large island with a built-in sink, and plenty of cabinet space—perfect for cooking, entertaining, or gathering with family. The split bedroom layout provides added privacy, with a generously sized master suite that includes a relaxing soaking tub and spacious bathroom. Step outside and enjoy the possibilities of country living. The property already features a chicken coop ready for use, making it perfect for anyone looking to start a small homestead. A gravel parking pad in the backyard offers additional space for vehicles, trailers, or equipment. With over 4 acres of land, this property offers plenty of room to expand, garden, or simply enjoy the quiet surroundings. Don't miss this opportunity to own a nearly new home on acreage in Brantley County!

6. 2001-07-09
   soldstatus $23,065
7. 2000-09-19
   soldstatus $24,765

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,986
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$7,273
• Taxable loss: −$12,008
• Est. tax savings @ 24.0%: +$2,882
• After-tax cash flow: $-4,431/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: Brantley County
• NCES district ID: 1300480
• Math proficiency: 48% ▼ -5.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $37,053
• Composite: 37.85/100
• National rank: #4328
• State rank: #26 of 174 in GA

Livability — Hickox

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

Census & demographics

• Population (ZIP): 4,815

Population outlook (Brantley County) Hauer SSP2

• Today (2025): 18,422 people
• By 2030: 18,220 · -1.1%
• By 2040: 17,441 · -5.3%
• By 2050: 16,044 · -12.9%
• By 2075: 11,707 · -36.5%
• By 2100: 7,006 · -62.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Asian 2% Black 1%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 2%
• Languages at home: 99% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Brantley

• 2024 margin: Solid R (+82.5) · D 8.7% · R 91.1%
• 2008→2024 swing: -19.4pp toward R · 2008: -63.1pp · 2024: -82.5pp
• All cycles: 2024: R+82.5 2020: R+81.2 2016: R+78.6 2012: R+67.0 2008: R+63.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.15%
• Current HPI: 122.001
• 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

+889.3% since first listed

7 events — show timeline

• 2026-05-05 Pending — GAMLS
• 2026-05-05 Pending — HABR
• 2026-03-28 Price Changed $245,000 HABR
• 2026-03-04 Listed $250,000 HABR
• 2026-03-04 Listed $250,000 GAMLS
• 2001-07-09 Sold (Public Records) $23,065 Public Records
• 2000-09-19 Sold (Public Records) $24,765 Public Records

Property tax history

-1.1%/yr

Latest (2025): $417 · +39.1% YoY. Source: county tax records.