102 Juliette Cir · Sterling, GA 31525

$140,000

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 359 Days on market

Built 1996 0.41 ac lot $79/sqft · 30% below area Est $201k · 30% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Well-kept 3/2 mobile home is shaded and nestled beneath a beautiful Oak tree on almost half acre corner lot. Tenant has been there over a year and is currently month to month. very cooperative but works night shifts sometimes.

Key facts

• Oak tree
• Corner lot
• 0.41 acre lot

Tags

• CORNER LOT
• OAK TREE

🏷️ Possibly a rental listed for sale. The $140,000 price doesn't fit this home's estimated sale value (~$201,158) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.8% in Sterling — 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Glynn County (other): math 37% / reading 42% proficiency, ranked #47 of 174 in GA (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.2%/yr); 353 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• This rent runs 35% of the median local income ($69k/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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Glynn County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 359 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y ago; this cycle's ask has dropped $35k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $140k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 359 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. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.28%
• DSCR: 2.08
• GRM: 5.7

CMA / ARV

• ARV (median comp): $201,158
• List price: $140,000
• Delta: -30.40%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Touchstone Dr	0.35mi	3/2.0	1,992 (+12%)	6mo	$210,000	$105	59

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.56×
• Total profit: $21,791
• Equity at exit: $20,874

10-year hold

• IRR: 21.0%
• Equity multiple: 2.55×
• Total profit: $60,659
• Equity at exit: $12,105

Cash invested: $39,200 (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 31525

• Rents YoY: -0.2%
• Active inventory: 353
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$734
• Tax from tax record: −$28 /mo · $330/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $793

Break-even live

Break-even rent $1,038

Max offer price $140,000

Occupancy floor 56%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Duluth Dr Brunswick, GA	4.0	2.5	2127	$2,190	$1.03	43d	1	0.67mi
17 Red Oak Dr Brunswick, GA	4.0	2.0	1830	$2,145	$1.17	43d	1	0.71mi
19 Carrollton Dr Brunswick, GA	3.0	2.0	1733	$2,045	$1.18	43d	1	0.76mi
30 Carrollton Dr Brunswick, GA	4.0	2.0	1830	$2,145	$1.17	43d	1	0.76mi
15 Carrollton Dr Brunswick, GA	3.0	2.0	1733	$1,995	$1.15	43d	1	0.76mi
12 Carrollton Dr Brunswick, GA	3.0	2.0	1733	$2,045	$1.18	43d	1	0.77mi
138 Amber Mill Cir Brunswick, GA	3.0	2.5	1606	$1,945	$1.21	43d	1	0.90mi
44 Autumns Wood Dr Brunswick, GA	3.0	2.0	1615	$2,450	$1.52	43d	1	1.10mi
100 Odyssey Lk Dr Brunswick, GA	1.0–3.0	1.0–2.0	1114	$1,700	$1.53	43d	15	1.24mi
11 Camper Cir Brunswick, GA	3.0	2.0	1631	$1,995	$1.22	43d	1	1.32mi
132 Cottage Grove Rd Brunswick, GA	3.0	2.0	1453	$1,815	$1.25	43d	1	1.36mi
155 Cottage Grove Rd Brunswick, GA	3.0	2.0	1453	$1,815	$1.25	43d	1	1.42mi
153 Cottage Grove Rd Brunswick, GA	3.0	2.0	1453	$1,815	$1.25	43d	1	1.42mi

Listing history 36 events

1. 2026-06-16
   days on market $140,000 Active 359 DOM
2. 2026-06-15
   days on market $140,000 Active 358 DOM
3. 2026-06-14
   days on market $140,000 Active 356 DOM
4. 2026-06-13
   days on market $140,000 Active 355 DOM
5. 2026-06-10
   days on market $140,000 Active 353 DOM
6. 2026-06-09
   days on market $140,000 Active 352 DOM
7. 2026-06-08
   days on market $140,000 Active 351 DOM
8. 2026-06-07
   days on market $140,000 Active 350 DOM
9. 2026-06-05
   days on market $140,000 Active 347 DOM
10. 2026-06-03
    days on market $140,000 Active 346 DOM
11. 2026-06-02
    days on market $140,000 Active 345 DOM
12. 2026-06-01
    days on market $140,000 Active 344 DOM
13. 2026-05-31
    days on market $140,000 Active 343 DOM
14. 2026-05-30
    days on market $140,000 Active 342 DOM
15. 2026-04-15
    price $140,000 232-char remark

    Show marketing remark (232 chars)

    This Well-kept 3/2 mobile home is shaded and nestled beneath a beautiful Oak tree on almost half acre corner lot. Tenant has been there over a year and is currently month to month. very cooperative but works night shifts sometimes.

16. 2025-08-01
    price $169,000 232-char remark

    Show marketing remark (232 chars)

    This Well-kept 3/2 mobile home is shaded and nestled beneath a beautiful Oak tree on almost half acre corner lot. Tenant has been there over a year and is currently month to month. very cooperative but works night shifts sometimes.

17. 2025-06-22
    listed $175,000 Active 232-char remark

    Show marketing remark (232 chars)

    This Well-kept 3/2 mobile home is shaded and nestled beneath a beautiful Oak tree on almost half acre corner lot. Tenant has been there over a year and is currently month to month. very cooperative but works night shifts sometimes.

18. 2025-06-10
    price $175,000
19. 2025-01-22
    historical
20. 2024-01-22
    listed $179,000 Active
21. 2022-02-07
    soldstatus $80,000
22. 2022-02-07
    soldstatus $80,000
23. 2022-01-17
    listed $69,500
24. 2017-11-03
    historical
25. 2017-07-01
    listed $62,000
26. 2016-08-07
    historical
27. 2016-05-25
    listed $64,900
28. 2012-09-11
    historical
29. 2012-05-17
    listed $74,900
30. 2008-05-15
    soldstatus $69,000
31. 2007-12-31
    historical
32. 2007-12-20
    historical
33. 2007-07-27
    listed $79,900
34. 2006-08-28
    listed $65,000
35. 2001-07-09
    soldstatus $32,000
36. 2001-01-03
    listed $45,000

ⓘ 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: $330 · $28/mo
• Projected year-2 tax: $1,288 · $107/mo
• Expected delta: +$958/yr (+$80/mo · 290.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,505
• − Mortgage interest: −$7,842
• − Property taxes: −$330
• − Insurance: −$700
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$4,073
• Taxable income: $7,639
• Est. tax owed @ 24.0%: −$1,833
• After-tax cash flow: $7,685/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: Glynn County
• NCES district ID: 1302400
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $47,554
• Composite: 33.83/100
• National rank: #5359
• State rank: #47 of 174 in GA

Livability — Sterling

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

Census & demographics

• County: Glynn County · 69,019 people
• Metro: Brunswick, GA
• Population (ZIP): 28,926
• Household income: $69,493
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 924.0

Population outlook (Glynn County) Hauer SSP2

• Today (2025): 91,404 people
• By 2030: 94,806 · +3.7%
• By 2040: 100,060 · +9.5%
• By 2050: 103,258 · +13.0%
• By 2075: 107,970 · +18.1%
• By 2100: 103,363 · +13.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Glynn

• 2024 margin: Strong R (+26.0) · D 36.8% · R 62.8%
• 2008→2024 swing: -2.6pp toward R · 2008: -23.4pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+23.2 2016: R+28.6 2012: R+27.0 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.03%
• Current HPI: 162.2528
• Rent YoY: ▼ -0.16%
• Metro: Brunswick, 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

+211.1% since first listed

22 events — show timeline

• 2026-04-15 Price Changed $140,000 GIAR
• 2025-08-01 Price Changed $169,000 GIAR
• 2025-06-22 Listed $175,000 GIAR
• 2025-06-10 Price Changed $175,000 GIAR
• 2025-01-22 Listing Removed — GIAR
• 2024-01-22 Listed $179,000 GIAR
• 2022-02-07 Sold (Public Records) $80,000 Public Records
• 2022-02-07 Sold (MLS) $80,000 GIAR
• 2022-01-17 Listed $69,500 GIAR
• 2017-11-03 Listing Removed — GIAR
• 2017-07-01 Listed $62,000 GIAR
• 2016-08-07 Listing Removed — GIAR
• 2016-05-25 Listed $64,900 GIAR
• 2012-09-11 Listing Removed — GIAR
• 2012-05-17 Listed $74,900 GIAR
• 2008-05-15 Sold (Public Records) $69,000 Public Records
• 2007-12-31 Listing Removed — GIAR
• 2007-12-20 Listing Removed — GIAR
• 2007-07-27 Listed $79,900 GIAR
• 2006-08-28 Listed $65,000 GIAR
• 2001-07-09 Sold (MLS) $32,000 GIAR
• 2001-01-03 Listed $45,000 GIAR

Property tax history

-2.2%/yr

Latest (2025): $330 · -19.1% YoY. Source: county tax records.