98 Compass Rd · Jesup, GA 31545

$165,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 3 Days on market

Manufactured home Built 2022 Good condition 0.43 ac lot Est $181k · 9% 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).

• Cash flow +11.6/30.0
• ARV discount +11.5/15.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Where modern comfort meets space and privacy! This 2022 Clayton Mobile Home sits on nearly half an acre, offering the perfect blend of style and functionality. Step inside to find beautifully selected interior fixtures that elevate the home's design and create a warm, inviting atmosphere throughout. The thoughtfully designed split floor plan provides added privacy, with the spacious primary suite featuring a luxurious soaking tub, separate shower, and a relaxing retreat feel. Outside, you'll love the fully privacy-fenced backyard, ideal for entertaining, pets, or simply enjoying your own quiet space. A large storage building is also included, offering plenty of room for tools, equipment, or hobbies. This property delivers the comfort of newer construction with the space you've been looking for! Don't miss the opportunity to make it yours!

Key facts

• Soaking tub
• Split floor plan
• Primary suite

Tags

• HALF AN ACRE
• SPLIT FLOOR PLAN
• PRIMARY SUITE
• SOAKING TUB
• SEPARATE SHOWER
• PRIVACY-FENCED BACKYARD

Property features AI

Finance

• Other: Lot approximately 0.43 acre (per public records); Address: 98 Compass Rd, Jesup, GA 31545
• HOA & community: No association

Exterior

• Parking: No dedicated parking or garage
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Other utilities (unspecified)
• Home design: Manufactured single-family residence; Manufactured house structure; Built in 2022; One story
• Construction: Vinyl siding; Composition roof; Crawl space foundation
• Exterior features: Back yard fencing with privacy panels; Other exterior features (unspecified)

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heat; Central air conditioning; Heating and cooling present
• Interior features: Split bedroom floor plan; One-level living; Crawl space basement; No fireplaces
• Laundry & utility: Laundry: Other (unspecified location)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-50 ($-603/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (26.9% below list).
• Recommended offer: $121k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.5% in Jesup — 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 69/100 on livability (#112 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Wayne County (rural): math 35% / reading 35% proficiency, ranked #68 of 174 in GA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bacon Elementary School (math 40% / reading 27%, grade F, #562 of 1,228 statewide, top 46%, 590 students, 75% FRL); Martha Puckett Middle School (math 25% / reading 34%, grade F, #249 of 470 statewide, top 55%, 561 students, 75% FRL); Wayne County High School (math 32% / reading 40%, grade F, #74 of 424 statewide, top 18%, 1,467 students, 75% FRL) — zoned schools average 75% FRL vs 60% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 177 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 163 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Wayne County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,534 (26.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.73% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $181,184
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
290 Rodman Rd	0.31mi	3/2.0	1,140 (-6%)	5mo	$170,000	$149	71
796 River Ridge Cir	0.15mi	3/2.0	1,064 (-12%)	8mo	$125,000	$117	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-30,004
• Equity at exit: $24,602

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-30,519
• Equity at exit: $14,266

Cash invested: $46,200 (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 31545

• Home prices YoY: -6.4%
• Active inventory: 177
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$69
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-50

Break-even live

Break-even rent $1,269

Max offer price $156,122

Occupancy floor 99%

Sensitivity live

Price	-10% $43	-5% $-4	+0% $-50	+5% $-97	+10% $-144
Rent	-10% $-145	-5% $-98	+0% $-50	+5% $-3	+10% $45
Rate	-1.0pp $33	-0.5pp $-8	base $-50	+0.5pp $-93	+1.0pp $-137

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
534 Shrine Club Rd Jesup, GA	3.0	2.5	1216	$1,650	$1.36	46d	1	0.52mi
414 Killingsworth Rd Jesup, GA	2.0	2.0	1384	$1,300	$0.94	46d	1	1.42mi

Listing history 4 events

1. 2026-05-01
   status Pending 850-char remark

   Show marketing remark (850 chars)

   Where modern comfort meets space and privacy! This 2022 Clayton Mobile Home sits on nearly half an acre, offering the perfect blend of style and functionality. Step inside to find beautifully selected interior fixtures that elevate the home's design and create a warm, inviting atmosphere throughout. The thoughtfully designed split floor plan provides added privacy, with the spacious primary suite featuring a luxurious soaking tub, separate shower, and a relaxing retreat feel. Outside, you'll love the fully privacy-fenced backyard, ideal for entertaining, pets, or simply enjoying your own quiet space. A large storage building is also included, offering plenty of room for tools, equipment, or hobbies. This property delivers the comfort of newer construction with the space you've been looking for! Don't miss the opportunity to make it yours!

2. 2026-05-01
   status Under Contract

   Show marketing remark (850 chars)

   Where modern comfort meets space and privacy! This 2022 Clayton Mobile Home sits on nearly half an acre, offering the perfect blend of style and functionality. Step inside to find beautifully selected interior fixtures that elevate the home's design and create a warm, inviting atmosphere throughout. The thoughtfully designed split floor plan provides added privacy, with the spacious primary suite featuring a luxurious soaking tub, separate shower, and a relaxing retreat feel. Outside, you'll love the fully privacy-fenced backyard, ideal for entertaining, pets, or simply enjoying your own quiet space. A large storage building is also included, offering plenty of room for tools, equipment, or hobbies. This property delivers the comfort of newer construction with the space you've been looking for! Don't miss the opportunity to make it yours!

3. 2026-04-27
   listed $165,000 Active 850-char remark

   Show marketing remark (850 chars)

   Where modern comfort meets space and privacy! This 2022 Clayton Mobile Home sits on nearly half an acre, offering the perfect blend of style and functionality. Step inside to find beautifully selected interior fixtures that elevate the home's design and create a warm, inviting atmosphere throughout. The thoughtfully designed split floor plan provides added privacy, with the spacious primary suite featuring a luxurious soaking tub, separate shower, and a relaxing retreat feel. Outside, you'll love the fully privacy-fenced backyard, ideal for entertaining, pets, or simply enjoying your own quiet space. A large storage building is also included, offering plenty of room for tools, equipment, or hobbies. This property delivers the comfort of newer construction with the space you've been looking for! Don't miss the opportunity to make it yours!

4. 2026-04-27
   listed $165,000 New

   Show marketing remark (850 chars)

   Where modern comfort meets space and privacy! This 2022 Clayton Mobile Home sits on nearly half an acre, offering the perfect blend of style and functionality. Step inside to find beautifully selected interior fixtures that elevate the home's design and create a warm, inviting atmosphere throughout. The thoughtfully designed split floor plan provides added privacy, with the spacious primary suite featuring a luxurious soaking tub, separate shower, and a relaxing retreat feel. Outside, you'll love the fully privacy-fenced backyard, ideal for entertaining, pets, or simply enjoying your own quiet space. A large storage building is also included, offering plenty of room for tools, equipment, or hobbies. This property delivers the comfort of newer construction with the space you've been looking for! Don't miss the opportunity to make it yours!

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$697/yr (+$58/mo · 84.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,464
• − Mortgage interest: −$9,243
• − Property taxes: −$821
• − Insurance: −$825
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$4,800
• Taxable loss: −$3,539
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $246/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2022 Clayton Mobile Home is in good condition with modern fixtures and a split floor plan for added privacy. It's ready for move-in and offers a great blend of style and functionality.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and value
• Both Landscaping — Improved landscaping can increase curb appeal and rental value
• Both Add outdoor lighting — Enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint can enhance curb appeal and value ↑
• Both Landscaping — Improved landscaping can increase curb appeal and rental value ↑
• Both Add outdoor lighting — Enhances safety and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wayne County
• NCES district ID: 1305550
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $38,918
• Composite: 29.3/100
• National rank: #6554
• State rank: #68 of 174 in GA

Livability — Jesup

• Score: 69/100
• State rank: #112
• US rank: #8442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,050
• Population (ZIP): 16,057

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 28,891 people
• By 2030: 28,388 · -1.7%
• By 2040: 27,396 · -5.2%
• By 2050: 26,135 · -9.5%
• By 2075: 23,253 · -19.5%
• By 2100: 19,481 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 7% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 2%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+59.8) · D 20.0% · R 79.7%
• 2008→2024 swing: -14.8pp toward R · 2008: -44.9pp · 2024: -59.8pp
• All cycles: 2024: R+59.8 2020: R+57.1 2016: R+58.9 2012: R+48.3 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.10%
• Current HPI: 249.3504
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-01 Pending — HABR
• 2026-05-01 Pending — GAMLS
• 2026-04-27 Listed $165,000 HABR
• 2026-04-27 Listed $165,000 GAMLS

Property tax history

-8.3%/yr

Latest (2025): $821 · -8.3% YoY. Source: county tax records.