122 Langston Dr · Appling, GA 30813

$165,000

4 bd · 2.0 ba · 1,935 sqft · Manufactured public records · 21 Days on market

Built 1996 2.50 ac lot Est $192k · 14% 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 +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy Country Living on this 2.5 acre retreat! This well loved home offers a split floor plan with 3 bedrooms and 2 baths, a large living room and a separate family room with wood burning fireplace for cozy winter nights. Primary Suite features a walk in closet, jetted tub and walk in shower.

Key facts

• Split floor plan
• Walk in closet
• Jetted tub

Tags

• SPLIT FLOOR PLAN
• WOOD BURNING FIREPLACE
• WALK IN CLOSET
• JETTED TUB
• WALK IN SHOWER

Property features AI

Exterior

• Parking: Unpaved parking
• Security: Pets allowed; Horses allowed
• Utilities: Public water available; Septic tank; Water service available
• Home design: Residential manufactured home; One-story (entry level is 1); One level
• Construction: Vinyl siding over frame construction; Composition roof; Other foundation
• Exterior features: Deck; Chain link fencing; Property has a view; Other structures (see remarks); Secluded setting

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range; Vented exhaust fan
• Bedrooms: Bedrooms: total not specified (master downstairs noted)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Accessible full bath; Therapeutic whirlpool
• Heating & cooling: Central air; Heat pump for heating and cooling; Fireplace(s); Electric heating
• Interior features: Master suite on the main level; Walk-in closet(s); Kitchen island; Ceiling fan(s); Pantry; Eat-in kitchen; Tile counters; Window coverings; Negotiable furnishing
• Laundry & utility: Laundry room with washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 1.1% in Appling — 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 57/100 on livability (#457 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A; Watch: housing D+, amenities F, commute F.
• Columbia County (suburban): math 49% / reading 52% proficiency, ranked #13 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Euchee Creek Elementary School (math 53% / reading 42%, grade D, #298 of 1,228 statewide, top 24%, 657 students, 36% FRL); Harlem Middle School (math 36% / reading 42%, grade F, #155 of 470 statewide, top 33%, 981 students, 39% FRL); Harlem High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,223 students, 33% FRL).
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-17 pts) — the specific schools serving this property underperform the Columbia County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 724 active listings in the ZIP; solid renter incomes; 1,213 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($87k/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.
• Columbia County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $165k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $162,525 (1.5% 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. 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.
3. 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.
4. 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: 1.36% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.48%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $191,565
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Annie Laurie Dr	0.50mi	4/2.0	1,674 (-14%)	14mo	$165,000	$99	43

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.21×
• Total profit: $9,595
• Equity at exit: $24,602

10-year hold

• IRR: 13.1%
• Equity multiple: 1.96×
• Total profit: $44,285
• 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 30813

• Home prices YoY: -29.2%
• Rents YoY: 1.1%
• Active inventory: 724
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,246 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $634

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 67%

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: —

Listing history 17 events

1. 2026-06-18
   days on market $165,000 Active 21 DOM
2. 2026-06-17
   days on market $165,000 Active 20 DOM
3. 2026-06-16
   days on market $165,000 Active 19 DOM
4. 2026-06-15
   days on market $165,000 Active 18 DOM
5. 2026-06-14
   days on market $165,000 Active 16 DOM
6. 2026-06-13
   pricedays on market $165,000 Active 15 DOM
7. 2026-06-10
   days on market $170,000 Active 13 DOM
8. 2026-06-09
   days on market $170,000 Active 12 DOM
9. 2026-06-08
   days on market $170,000 Active 11 DOM
10. 2026-06-07
    days on market $170,000 Active 10 DOM
11. 2026-06-03
    days on market $170,000 Active 6 DOM
12. 2026-06-02
    days on market $170,000 Active 5 DOM
13. 2026-06-01
    days on market $170,000 Active 4 DOM
14. 2026-05-31
    days on market $170,000 Active 3 DOM
15. 2026-05-30
    days on market $170,000 Active 2 DOM
16. 2026-05-28
    listed $170,000 Active
17. 2020-06-17
    soldstatus $70,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,957
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$4,800
• Taxable income: $5,301
• Est. tax owed @ 24.0%: −$1,272
• After-tax cash flow: $6,340/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: Columbia County
• NCES district ID: 1301410
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $69,358
• Composite: 45.04/100
• National rank: #2695
• State rank: #13 of 174 in GA

Livability — Appling

• Score: 57/100
• State rank: #457
• US rank: #21719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Columbia County · 154,184 people
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 52,466
• Household income: $86,923
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 960.0

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 189,073 people
• By 2030: 212,277 · +12.3%
• By 2040: 259,480 · +37.2%
• By 2050: 306,991 · +62.4%
• By 2075: 421,213 · +122.8%
• By 2100: 496,722 · +162.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 51% Black 29% Hispanic / Latino 11% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Italian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 7% German/W. Germanic 2% Other Indo-European 1%

Political lean MEDSL · Columbia

• 2024 margin: Strong R (+25.6) · D 36.8% · R 62.5%
• 2008→2024 swing: +17.0pp toward D · 2008: -42.7pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.8 2016: R+37.7 2012: R+43.0 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.24%
• Current HPI: 233.821
• Rent YoY: ▲ 1.15%
• Metro: Augusta-Richmond County, GA-SC
• 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

+142.9% since first listed

2 events — show timeline

• 2026-05-28 Listed $170,000 Hive MLS
• 2020-06-17 Sold (Public Records) $70,000 Public Records