220 Fair Rd · Georgetown-Quitman County, GA 39867

$149,900

3 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 878 Days on market

Built 2006 3.69 ac lot

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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 +15.2/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Check this one out! Secluded mobile home on over 3 acres in Morris GA! Private driveway carries you right back to the property! Home features an open floorplan and woods behind the property for extra privacy! Land has been surveyed and will make a great HUNTER'S Getaway!

Key facts

• 3.69 acre lot
• Garage
• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $51 ($612/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (18.7% below list).
• Recommended offer: $122k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.8% in Georgetown-Quitman County — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Clay County (rural): math 20% / reading 20% proficiency, ranked #174 of 187 in GA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 3 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.4% local appreciation)).
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.4% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 878 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $150k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 86% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,911 (18.7% below list)

Questions for the listing agent

1. It's been on market 878 days. Have you received any prior offers? Is the seller open to a 19% 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. 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: 0.81% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.18×
• Total profit: $49,725
• Equity at exit: $97,693

10-year hold

• IRR: 17.0%
• Equity multiple: 4.40×
• Total profit: $142,812
• Equity at exit: $180,228

Cash invested: $41,972 (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 39867

• Home prices YoY: 4.0%
• Active inventory: 8
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$64 /mo · $762/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $51

Break-even live

Break-even rent $1,155

Max offer price $149,900

Occupancy floor 91%

Sensitivity live

Price	-10% $136	-5% $93	+0% $51	+5% $9	+10% $-34
Rent	-10% $-45	-5% $3	+0% $51	+5% $99	+10% $147
Rate	-1.0pp $127	-0.5pp $89	base $51	+0.5pp $12	+1.0pp $-27

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $149,900 Active 878 DOM
2. 2026-06-21
   days on market $149,900 Active 877 DOM
3. 2026-06-18
   days on market $149,900 Active 875 DOM
4. 2026-06-17
   days on market $149,900 Active 874 DOM
5. 2026-06-16
   days on market $149,900 Active 873 DOM
6. 2026-06-15
   days on market $149,900 Active 872 DOM
7. 2026-06-13
   days on market $149,900 Active 870 DOM
8. 2026-06-12
   days on market $149,900 Active 869 DOM
9. 2026-06-09
   days on market $149,900 Active 866 DOM
10. 2026-06-08
    days on market $149,900 Active 865 DOM
11. 2026-06-07
    days on market $149,900 Active 864 DOM
12. 2026-06-07
    days on market $149,900 Active 863 DOM
13. 2026-06-04
    days on market $149,900 Active 860 DOM
14. 2026-06-02
    days on market $149,900 Active 859 DOM
15. 2026-06-01
    days on market $149,900 Active 858 DOM
16. 2026-05-31
    days on market $149,900 Active 857 DOM
17. 2026-05-31
    days on market $149,900 Active 856 DOM
18. 2026-05-19
    price $149,900 271-char remark

    Show marketing remark (271 chars)

    Check this one out! Secluded mobile home on over 3 acres in Morris GA! Private driveway carries you right back to the property! Home features an open floorplan and woods behind the property for extra privacy! Land has been surveyed and will make a great HUNTER'S Getaway!

19. 2026-01-28
    status Active 271-char remark

    Show marketing remark (271 chars)

    Check this one out! Secluded mobile home on over 3 acres in Morris GA! Private driveway carries you right back to the property! Home features an open floorplan and woods behind the property for extra privacy! Land has been surveyed and will make a great HUNTER'S Getaway!

20. 2025-07-20
    status Active 271-char remark

    Show marketing remark (271 chars)

    Check this one out! Secluded mobile home on over 3 acres in Morris GA! Private driveway carries you right back to the property! Home features an open floorplan and woods behind the property for extra privacy! Land has been surveyed and will make a great HUNTER'S Getaway!

21. 2025-01-14
    status Active 271-char remark

    Show marketing remark (271 chars)

    Check this one out! Secluded mobile home on over 3 acres in Morris GA! Private driveway carries you right back to the property! Home features an open floorplan and woods behind the property for extra privacy! Land has been surveyed and will make a great HUNTER'S Getaway!

22. 2024-06-30
    status Active 271-char remark

    Show marketing remark (271 chars)

    Check this one out! Secluded mobile home on over 3 acres in Morris GA! Private driveway carries you right back to the property! Home features an open floorplan and woods behind the property for extra privacy! Land has been surveyed and will make a great HUNTER'S Getaway!

23. 2023-12-28
    listed $159,900 Active 271-char remark

    Show marketing remark (271 chars)

    Check this one out! Secluded mobile home on over 3 acres in Morris GA! Private driveway carries you right back to the property! Home features an open floorplan and woods behind the property for extra privacy! Land has been surveyed and will make a great HUNTER'S Getaway!

24. 2023-06-16
    status Active
25. 2022-12-15
    listed $159,500 Active
26. 2022-06-15
    listed $159,500
27. 2006-02-03
    soldstatus $49,000

ⓘ 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: $762 · $64/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$617/yr (+$51/mo · 80.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 86% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,629
• − Mortgage interest: −$8,397
• − Property taxes: −$762
• − Insurance: −$750
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$4,361
• Taxable loss: −$1,980
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $1,088/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: Clay County
• NCES district ID: 1301200
• Math proficiency: 20% ▲ 14.00%
• Reading proficiency: 20% ▲ 10.00%
• Median HH income: $24,891
• Composite: 18.76/100
• National rank: #14001
• State rank: #174 of 187 in GA

Livability — Georgetown-Quitman County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 2,407
• Population (ZIP): 112

Population outlook (Clay County) Hauer SSP2

• Today (2025): 2,867 people
• By 2030: 2,704 · -5.7%
• By 2040: 2,400 · -16.3%
• By 2050: 2,175 · -24.1%
• By 2075: 1,671 · -41.7%
• By 2100: 1,339 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 45%

Political lean MEDSL · Clay

• 2024 margin: Lean D (+7.5) · D 53.5% · R 46.0%
• 2008→2024 swing: -14.8pp toward R · 2008: 22.3pp · 2024: 7.5pp
• All cycles: 2024: D+7.5 2020: D+10.7 2016: D+10.3 2012: D+23.2 2008: D+22.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.36%
• Current HPI: 164.9561
• 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

+205.9% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $149,900 EBOR
• 2026-01-28 Relisted — EBOR
• 2025-07-20 Relisted — EBOR
• 2025-01-14 Relisted — EBOR
• 2024-06-30 Relisted — EBOR
• 2023-12-28 Listed $159,900 EBOR
• 2023-06-16 Relisted — EBOR
• 2022-12-15 Listed $159,500 EBOR
• 2022-06-15 Listed $159,500 EBOR
• 2006-02-03 Sold (Public Records) $49,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $762 · +334.7% YoY. Source: county tax records.