93 Whispering Pines Rd · Jesup, GA 31545

$135,000

2 bd · 2.0 ba · 1,216 sqft · SingleFamily · 64 Days on market

Built 2006 Average condition 1.00 ac lot $111/sqft · 36% below area Est $212k · 36% under ↓ 5% 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Drop - Don?t miss it!! 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. Inside, this 2 bedroom, 2 full bath home offers a warm, comfortable layout with a spacious living area that flows easily into the kitchen, making everyday living and gathering with friends feel natural. The kitchen features ample cabinet space, room to spread out, and a bright dining area overlooking the front yard. Natural light pours in through the windows, giving the home an inviting, lived-in feel from the moment you walk in. The primary suite includes a large bathroom with double vanities, a soaking tub, and separate shower - giving you space to unwind at the end of the day. The second bedroom is generously sized with convenient access to the additional full bath, making it ideal for guests or flexible use. A dedicated laundry room adds everyday convenience, while thoughtful layout and storage options make the home both functional and comfortable. Step outside and you'll really start to appreciate what makes this property special. The full acre gives you room to breathe - whether you're dreaming of a garden, a workshop, or just extra space between you and the neighbors. There's plenty of room for parking, outdoor hobbies, and enjoying country living without feeling too far removed. Major updates like a newer metal roof and HVAC system offer peace of mind, so you can focus on making the space your own instead of worrying about the big-ticket items. Located in Jesup, you're within a reasonable drive to local employers, shopping, and dining, with access to nearby areas like Hinesville, Brunswick, and even the coast for a quick day trip. This home is ideal for buyers looking for space, privacy, and value, with the opportunity to make it their own. As a single wide, this property is eligible for conventional financing or cash purchase only. If you've been looking for a place where you can spread out, slow down, and truly feel at home, this one is worth a look.

Key facts

• 1 acre lot
• Built 2006
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: schools F, amenities F, commute F.
• 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.
• Market conditions: 172 active listings in the ZIP; 1 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 $933 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.30% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.27%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $211,605
• List price: $135,000
• Delta: -36.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 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%)	1mo	$209,000	$174	80
483 Church Cir	0.37mi	3/2.0 (+1)	1,238 (+2%)	2mo	$208,000	$168	73
249 Pine Ridge Rd	0.37mi	3/2.0 (+1)	1,178 (-3%)	5mo	$204,900	$174	69
659 Church Cir	0.30mi	3/2.0 (+1)	1,214 (-0%)	23mo	$175,000	$144	61
501 Church Cir	0.35mi	3/2.0 (+1)	1,214 (-0%)	22mo	$198,900	$164	60
483 Church Cir	0.36mi	3/2.0 (+1)	1,204 (-1%)	22mo	$198,900	$165	58
1392 Spring Grove Rd	0.12mi	3/2.0 (+1)	1,100 (-10%)	22mo	$85,000	$77	56
447 Church Cir	0.43mi	3/2.0 (+1)	1,178 (-3%)	22mo	$198,900	$169	51
447 Church Cir	0.44mi	3/2.0 (+1)	1,178 (-3%)	22mo	$198,900	$169	50
465 Church Cir	0.40mi	3/2.0 (+1)	1,278 (+5%)	22mo	$213,603	$167	49
465 Church Cir	0.40mi	3/2.0 (+1)	1,278 (+5%)	22mo	$213,603	$167	49
151 Bunion Rd	0.32mi	3/2.0 (+1)	1,376 (+13%)	22mo	$233,000	$169	40

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $6,782
• Equity at exit: $20,129

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $42,881
• Equity at exit: $11,672

Cash invested: $37,800 (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: 172
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $450

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 69%

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: $33,750
• Closing costs: $4,050
• 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	44d	1	0.96mi

Listing history 18 events

1. 2026-06-19
   days on market $135,000 Active 64 DOM
2. 2026-06-18
   days on market $135,000 Active 63 DOM
3. 2026-06-17
   days on market $135,000 Active 62 DOM
4. 2026-06-16
   days on market $135,000 Active 61 DOM
5. 2026-06-15
   days on market $135,000 Active 60 DOM
6. 2026-06-14
   days on market $135,000 Active 58 DOM
7. 2026-06-13
   days on market $135,000 Active 57 DOM
8. 2026-06-10
   days on market $135,000 Active 55 DOM
9. 2026-06-09
   days on market $135,000 Active 54 DOM
10. 2026-06-08
    days on market $135,000 Active 53 DOM
11. 2026-06-07
    pricedays on market $135,000 Active 52 DOM
12. 2026-06-05
    days on market $149,900 Active 49 DOM
13. 2026-06-02
    days on market $149,900 Active 47 DOM
14. 2026-06-01
    days on market $149,900 Active 46 DOM
15. 2026-05-31
    days on market $149,900 Active 45 DOM
16. 2026-05-30
    days on market $149,900 Active 44 DOM
17. 2026-05-18
    price $149,900 2403-char remark

    Show marketing remark (2403 chars)

    Price Drop - Don?t miss it!! 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. Inside, this 2 bedroom, 2 full bath home offers a warm, comfortable layout with a spacious living area that flows easily into the kitchen, making everyday living and gathering with friends feel natural. The kitchen features ample cabinet space, room to spread out, and a bright dining area overlooking the front yard. Natural light pours in through the windows, giving the home an inviting, lived-in feel from the moment you walk in. The primary suite includes a large bathroom with double vanities, a soaking tub, and separate shower - giving you space to unwind at the end of the day. The second bedroom is generously sized with convenient access to the additional full bath, making it ideal for guests or flexible use. A dedicated laundry room adds everyday convenience, while thoughtful layout and storage options make the home both functional and comfortable. Step outside and you'll really start to appreciate what makes this property special. The full acre gives you room to breathe - whether you're dreaming of a garden, a workshop, or just extra space between you and the neighbors. There's plenty of room for parking, outdoor hobbies, and enjoying country living without feeling too far removed. Major updates like a newer metal roof and HVAC system offer peace of mind, so you can focus on making the space your own instead of worrying about the big-ticket items. Located in Jesup, you're within a reasonable drive to local employers, shopping, and dining, with access to nearby areas like Hinesville, Brunswick, and even the coast for a quick day trip. This home is ideal for buyers looking for space, privacy, and value, with the opportunity to make it their own. As a single wide, this property is eligible for conventional financing or cash purchase only. If you've been looking for a place where you can spread out, slow down, and truly feel at home, this one is worth a look.

18. 2026-04-16
    listed $157,000 Active 2403-char remark

    Show marketing remark (2403 chars)

    Price Drop - Don?t miss it!! 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. Inside, this 2 bedroom, 2 full bath home offers a warm, comfortable layout with a spacious living area that flows easily into the kitchen, making everyday living and gathering with friends feel natural. The kitchen features ample cabinet space, room to spread out, and a bright dining area overlooking the front yard. Natural light pours in through the windows, giving the home an inviting, lived-in feel from the moment you walk in. The primary suite includes a large bathroom with double vanities, a soaking tub, and separate shower - giving you space to unwind at the end of the day. The second bedroom is generously sized with convenient access to the additional full bath, making it ideal for guests or flexible use. A dedicated laundry room adds everyday convenience, while thoughtful layout and storage options make the home both functional and comfortable. Step outside and you'll really start to appreciate what makes this property special. The full acre gives you room to breathe - whether you're dreaming of a garden, a workshop, or just extra space between you and the neighbors. There's plenty of room for parking, outdoor hobbies, and enjoying country living without feeling too far removed. Major updates like a newer metal roof and HVAC system offer peace of mind, so you can focus on making the space your own instead of worrying about the big-ticket items. Located in Jesup, you're within a reasonable drive to local employers, shopping, and dining, with access to nearby areas like Hinesville, Brunswick, and even the coast for a quick day trip. This home is ideal for buyers looking for space, privacy, and value, with the opportunity to make it their own. As a single wide, this property is eligible for conventional financing or cash purchase only. If you've been looking for a place where you can spread out, slow down, and truly feel at home, this one is worth a look.

ⓘ 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 7/10 Severe
• 🌡 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: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$3,927
• Taxable income: $3,451
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $4,566/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
deck · slight wear	Minor	$500–3,000
porch railings · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• 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 ↑

ⓘ 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

-4.5% since first listed

2 events — show timeline

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