93 Whispering Pines Rd · Jesup, GA 31545

$125,000

2 bd · 2.0 ba · 1,216 sqft · SingleFamily · 106 Days on market

Built 2006 Average condition 1.00 ac lot $103/sqft · 41% below area Est $212k · 41% under ↓ 14% since listing

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

$10k Price Drop!! If you've been searching for space, privacy, and a place that just feels like home the moment you pull in, 93 Whispering Pines Rd delivers. Tucked away on a full acre in Jesup, this is where life slows down in all the right ways. Mornings start on the covered front porch with a cup of coffee and quiet views, and evenings wind down with a breeze rolling across your own open yard. With a 10' x 14' covered porch, there's plenty of space to sit, relax, and enjoy the simple things.

Key facts

• 1 acre lot
• Built 2006
• Listed 105 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.1% 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: Martha Rawls Smith Elementary School (math 32% / reading 27%, grade F, #633 of 1,228 statewide, top 54%, 610 students, 75% FRL); Arthur Williams Middle School (math 33% / reading 39%, grade F, #178 of 470 statewide, top 39%, 650 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: 218 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 163 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).
• At $1,750/mo this rent would consume 47% of the median local household income ($44k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.40% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.78%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $212,423
• List price: $125,000
• Delta: -36.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
368 Whispering Pines Rd	0.28mi	3/2.0 (+1)	1,204 (-1%)	2mo	$209,000	$174	78
141 Pine Ridge Rd	0.37mi	3/2.0 (+1)	1,204 (-1%)	1mo	$204,900	$170	76
483 Church Cir	0.37mi	3/2.0 (+1)	1,238 (+2%)	4mo	$208,000	$168	72
249 Pine Ridge Rd	0.37mi	3/2.0 (+1)	1,178 (-3%)	6mo	$204,900	$174	67
501 Church Cir	0.35mi	3/2.0 (+1)	1,214 (-0%)	24mo	$198,900	$164	59
1392 Spring Grove Rd	0.12mi	3/2.0 (+1)	1,100 (-10%)	23mo	$85,000	$77	54
465 Church Cir	0.40mi	3/2.0 (+1)	1,278 (+5%)	24mo	$213,603	$167	48
465 Church Cir	0.40mi	3/2.0 (+1)	1,278 (+5%)	24mo	$213,603	$167	48
151 Bunion Rd	0.32mi	3/2.0 (+1)	1,376 (+13%)	24mo	$233,000	$169	38

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: 9.3%
• Equity multiple: 1.37×
• Total profit: $12,804
• Equity at exit: $18,638

10-year hold

• IRR: 18.5%
• Equity multiple: 2.54×
• Total profit: $53,793
• Equity at exit: $10,808

Cash invested: $35,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 4 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $214,900 ($169/sqft)
• Median days on market: 11 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +3.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31545

• Home prices YoY: -6.4%
• Active inventory: 218
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $519

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 65%

Sensitivity live

Price	-10% $605	-5% $562	+0% $519	+5% $475	+10% $432
Rent	-10% $380	-5% $450	+0% $519	+5% $588	+10% $657
Rate	-1.0pp $582	-0.5pp $550	base $519	+0.5pp $486	+1.0pp $453

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 Arabian Ln Jesup, GA	3.0	2.0	1100	$1,750	$1.59	93d	1	0.96mi

Property features AI

Finance

• Other: Lot size: 1 acreRoad surface: dirtRoad frontage: unimprovedLocated in no subdivision

Exterior

• Parking: No designated parking
• Security: Smoke detectors
• Utilities: Private well waterSeptic tankElectricity connected / electric on property
• Home design: Manufactured houseSingle-family residenceResidential property
• Construction: Metal siding and steel siding with frame constructionMetal roofPillar/post/pier foundationBuilt as a manufactured home
• Exterior features: Cleared, level lotNo exterior special features listedNo fencing

Interior

• Kitchen: DishwasherElectric rangeRange hoodRefrigerator
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatHeat pumpCentral airCeiling fans
• Interior features: Ceiling fans
• Laundry & utility: Washer hookupElectric water heater

Listing history 50 events

1. 2026-08-08
   days on market $125,000 Active 106 DOM
2. 2026-08-07
   pricedays on market $125,000 Active 105 DOM
3. 2026-08-06
   days on market $135,000 Active 104 DOM
4. 2026-08-05
   days on market $135,000 Active 103 DOM
5. 2026-08-04
   days on market $135,000 Active 102 DOM
6. 2026-08-03
   days on market $135,000 Active 101 DOM
7. 2026-07-31
   statusdays on market $135,000 Active 98 DOM
8. 2026-07-23
   status $135,000 Pending 97 DOM
9. 2026-07-22
   days on market $135,000 Active 97 DOM
10. 2026-07-21
    days on market $135,000 Active 96 DOM
11. 2026-07-18
    days on market $135,000 Active 93 DOM
12. 2026-07-16
    days on market $135,000 Active 91 DOM
13. 2026-07-16
    days on market $135,000 Active 90 DOM
14. 2026-07-14
    days on market $135,000 Active 89 DOM
15. 2026-07-13
    days on market $135,000 Active 88 DOM
16. 2026-07-12
    days on market $135,000 Active 87 DOM
17. 2026-07-11
    days on market $135,000 Active 86 DOM
18. 2026-07-10
    days on market $135,000 Active 85 DOM
19. 2026-07-09
    days on market $135,000 Active 84 DOM
20. 2026-07-08
    days on market $135,000 Active 83 DOM
21. 2026-07-07
    days on market $135,000 Active 82 DOM
22. 2026-07-06
    days on market $135,000 Active 81 DOM
23. 2026-07-05
    days on market $135,000 Active 80 DOM
24. 2026-07-04
    days on market $135,000 Active 79 DOM
25. 2026-07-03
    days on market $135,000 Active 78 DOM
26. 2026-07-02
    days on market $135,000 Active 77 DOM
27. 2026-07-01
    days on market $135,000 Active 76 DOM
28. 2026-06-30
    days on market $135,000 Active 75 DOM
29. 2026-06-29
    days on market $135,000 Active 74 DOM
30. 2026-06-28
    days on market $135,000 Active 73 DOM
31. 2026-06-28
    days on market $135,000 Active 72 DOM
32. 2026-06-27
    days on market $135,000 Active 71 DOM
33. 2026-06-26
    days on market $135,000 Active 70 DOM
34. 2026-06-22
    days on market $135,000 Active 67 DOM
35. 2026-06-19
    days on market $135,000 Active 64 DOM
36. 2026-06-18
    days on market $135,000 Active 63 DOM
37. 2026-06-17
    days on market $135,000 Active 62 DOM
38. 2026-06-16
    days on market $135,000 Active 61 DOM
39. 2026-06-15
    days on market $135,000 Active 60 DOM
40. 2026-06-14
    days on market $135,000 Active 58 DOM
41. 2026-06-13
    days on market $135,000 Active 57 DOM
42. 2026-06-10
    days on market $135,000 Active 55 DOM
43. 2026-06-09
    days on market $135,000 Active 54 DOM
44. 2026-06-08
    days on market $135,000 Active 53 DOM
45. 2026-06-07
    pricedays on market $135,000 Active 52 DOM
46. 2026-06-05
    days on market $149,900 Active 49 DOM
47. 2026-06-02
    days on market $149,900 Active 47 DOM
48. 2026-06-01
    days on market $149,900 Active 46 DOM
49. 2026-05-31
    days on market $149,900 Active 45 DOM
50. 2026-05-30
    days on market $149,900 Active 44 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $21,000
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$3,636
• Taxable income: $4,502
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $5,143/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

Average 55/100 Cosmetic rehab Est. rehab $6,080–$18,240 screening

This 2-bedroom, 2-bath home offers a spacious layout with a covered porch and ample outdoor space. While in average condition, it has potential for cosmetic upgrades to enhance its value.

Repairs flagged

• Minor deck — slight wear
• Minor porch railings — slight wear

Value-add opportunities

• Both paint exterior — enhances curb appeal and value ↑
• Both replace carpet with hardwood — increases both resale and rental value ↑
• Both update kitchen appliances — modernizes the space and appeals to buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Martha Rawls Smith Elementary School F GA #633/1,228 Nat'l #26,716/41,679 Middle Arthur Williams Middle School F GA #178/470 Nat'l #7,206/14,009 High Wayne County High School F GA #74/424 Nat'l #9,405/17,239

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

C Composite livability gradescore 69/100

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

• County: Wayne · 28,891 people
• City population: 1,050
• Population (ZIP): 16,057
• Household income: $44,260
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 5% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Lot size: 1 acreRoad surface: dirtRoad frontage: unimprovedLocated in no subdivision

Exterior

• Parking: No designated parking
• Security: Smoke detectors
• Utilities: Private well waterSeptic tankElectricity connected / electric on property
• Home design: Manufactured houseSingle-family residenceResidential property
• Construction: Metal siding and steel siding with frame constructionMetal roofPillar/post/pier foundationBuilt as a manufactured home
• Exterior features: Cleared, level lotNo exterior special features listedNo fencing

Interior

• Kitchen: DishwasherElectric rangeRange hoodRefrigerator
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatHeat pumpCentral airCeiling fans
• Interior features: Ceiling fans
• Laundry & utility: Washer hookupElectric water heater

Price history

-14.0% since first listed

3 events — show timeline

• 2026-06-07 Price Changed $135,000 HABR
• 2026-05-18 Price Changed $149,900 HABR
• 2026-04-16 Listed $157,000 HABR