136 Turkey Trl · Locust Grove, GA 30233

$154,900

4 bd · 2.0 ba · 1,826 sqft · SingleFamily public records · 135 Days on market

Built 1998 2.39 ac lot $85/sqft · 21% below area Est $197k · 21% under

---

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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 4-bath manufactured home on a 2.39-acre lot in Jackson, GA, offering approximately 1,826 sq ft of living space. The home is in good overall condition but roof and AC will need updating. Functional layout with comfortable living areas and ample outdoor space. Conveniently located near schools, shopping, and major routes. perfect for buyers looking for a well-maintained home with potential.

Key facts

• 2.39 acre lot
• 2 parking spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.1% in Locust Grove — 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 62/100 on livability (#315 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools F.
• Butts County (rural): math 24% / reading 31% proficiency, ranked #103 of 174 in GA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 321 active listings in the ZIP; 60 units permitted in Butts County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Butts County population projected at -17% 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 $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $155k implies a 498% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 35% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.21% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.10%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

• ARV (median comp): $196,792
• List price: $154,900
• Delta: -21.29%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Coyote Trl	0.16mi	4/2.0	1,890 (+4%)	21mo	$199,900	$106	70
262 Windy Ln	0.47mi	4/2.5	1,774 (-3%)	3mo	$245,000	$138	69

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $7,321
• Equity at exit: $23,096

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $48,030
• Equity at exit: $13,393

Cash invested: $43,372 (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 30233

• Home prices YoY: -3.9%
• Active inventory: 321
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $510

Break-even live

Break-even rent $1,228

Max offer price $154,900

Occupancy floor 68%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $154,900 Active 135 DOM
2. 2026-06-17
   days on market $154,900 Active 134 DOM
3. 2026-06-16
   days on market $154,900 Active 133 DOM
4. 2026-06-15
   days on market $154,900 Active 132 DOM
5. 2026-06-13
   days on market $154,900 Active 130 DOM
6. 2026-06-09
   days on market $154,900 Active 126 DOM
7. 2026-06-08
   days on market $154,900 Active 125 DOM
8. 2026-06-07
   days on market $154,900 Active 124 DOM
9. 2026-06-04
   days on market $154,900 Active 121 DOM
10. 2026-06-03
    days on market $154,900 Active 120 DOM
11. 2026-06-02
    days on market $154,900 Active 119 DOM
12. 2026-06-01
    days on market $154,900 Active 118 DOM
13. 2026-05-31
    days on market $154,900 Active 117 DOM
14. 2026-02-23
    price $154,900 411-char remark

    Show marketing remark (411 chars)

    Spacious 4-bedroom, 4-bath manufactured home on a 2.39-acre lot in Jackson, GA, offering approximately 1,826 sq ft of living space. The home is in good overall condition but roof and AC will need updating. Functional layout with comfortable living areas and ample outdoor space. Conveniently located near schools, shopping, and major routes. perfect for buyers looking for a well-maintained home with potential.

15. 2026-02-16
    price $159,900 411-char remark

    Show marketing remark (411 chars)

    Spacious 4-bedroom, 4-bath manufactured home on a 2.39-acre lot in Jackson, GA, offering approximately 1,826 sq ft of living space. The home is in good overall condition but roof and AC will need updating. Functional layout with comfortable living areas and ample outdoor space. Conveniently located near schools, shopping, and major routes. perfect for buyers looking for a well-maintained home with potential.

16. 2026-02-13
    price $176,900 411-char remark

    Show marketing remark (411 chars)

    Spacious 4-bedroom, 4-bath manufactured home on a 2.39-acre lot in Jackson, GA, offering approximately 1,826 sq ft of living space. The home is in good overall condition but roof and AC will need updating. Functional layout with comfortable living areas and ample outdoor space. Conveniently located near schools, shopping, and major routes. perfect for buyers looking for a well-maintained home with potential.

17. 2026-02-09
    price $179,900 411-char remark

    Show marketing remark (411 chars)

    Spacious 4-bedroom, 4-bath manufactured home on a 2.39-acre lot in Jackson, GA, offering approximately 1,826 sq ft of living space. The home is in good overall condition but roof and AC will need updating. Functional layout with comfortable living areas and ample outdoor space. Conveniently located near schools, shopping, and major routes. perfect for buyers looking for a well-maintained home with potential.

18. 2026-02-03
    listed $189,900 New 411-char remark

    Show marketing remark (411 chars)

    Spacious 4-bedroom, 4-bath manufactured home on a 2.39-acre lot in Jackson, GA, offering approximately 1,826 sq ft of living space. The home is in good overall condition but roof and AC will need updating. Functional layout with comfortable living areas and ample outdoor space. Conveniently located near schools, shopping, and major routes. perfect for buyers looking for a well-maintained home with potential.

19. 2000-07-12
    soldstatus $25,900

ⓘ 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: $1,118 · $93/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$307/yr (+$26/mo · 27.5%)

ⓘ 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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,475
• − Mortgage interest: −$8,677
• − Property taxes: −$1,118
• − Insurance: −$774
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$4,506
• Taxable income: $3,803
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $5,202/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: Butts County
• NCES district ID: 1300690
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $45,248
• Composite: 23.65/100
• National rank: #7842
• State rank: #103 of 174 in GA

Livability — Locust Grove

• Score: 62/100
• State rank: #315
• US rank: #17034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Butts County · 24,730 people
• City population: 36,038
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 24,730
• Household income: $74,222
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 88.0

Population outlook (Butts County) Hauer SSP2

• Today (2025): 22,763 people
• By 2030: 22,127 · -2.8%
• By 2040: 20,591 · -9.5%
• By 2050: 18,978 · -16.6%
• By 2075: 15,292 · -32.8%
• By 2100: 11,404 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Butts

• 2024 margin: Solid R (+45.2) · D 27.2% · R 72.4%
• 2008→2024 swing: -13.5pp toward R · 2008: -31.7pp · 2024: -45.2pp
• All cycles: 2024: R+45.2 2020: R+43.6 2016: R+43.8 2012: R+35.6 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.98%
• Current HPI: 316.5436
• Rent YoY: —
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• 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

+498.1% since first listed

6 events — show timeline

• 2026-02-23 Price Changed $154,900 GAMLS
• 2026-02-16 Price Changed $159,900 GAMLS
• 2026-02-13 Price Changed $176,900 GAMLS
• 2026-02-09 Price Changed $179,900 GAMLS
• 2026-02-03 Listed $189,900 GAMLS
• 2000-07-12 Sold (Public Records) $25,900 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,118 · -4.9% YoY. Source: county tax records.