28022 Us Highway 80 W · Portal, GA 30450

$115,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 221 Days on market

Built 1998 0.26 ac lot $100/sqft · 38% below area Est $187k · 38% under ↓ 15% since listing

---

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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• Appreciation +6.0/10.0
• 1% rule +4.9/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3-Bedroom Home in the Heart of Portal, GA - Move-In Ready! Discover comfort and convenience in this well-maintained 3-bedroom, 2-bath mobile home located within the city limits of Portal, GA. You'll enjoy being just minutes from local grocery stores, schools, and all the small-town amenities Portal has to offer. This property offers the ideal blend of comfort and location - whether you're a first-time buyer or looking to downsize. Schedule your showing today and see why this gem is the perfect place to call home! Call Weichert, Realtors - Webb & Associates for additional info and to schedule showings.

Key facts

• 0.26 acre lot
• Garage
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/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 $114k (1.2% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#469 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment C-, schools D-, crime D-.
• Bulloch County (rural): math 32% / reading 33% proficiency, ranked #85 of 174 in GA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 668 units permitted in Bulloch County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($795 loan paydown + $2k appreciation (2.0% local appreciation)).
• Bulloch County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 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. Schools are D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (median comp): $186,780
• List price: $115,000
• Delta: -38.43%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 College Hts	0.37mi	3/1.0	1,302 (+13%)	19mo	$171,900	$132	41
438 Johnson St	0.72mi	3/2.0	1,241 (+8%)	16mo	$215,000	$173	40
436 Johnson St	0.74mi	3/1.5	1,323 (+15%)	23mo	$175,000	$132	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.70×
• Total profit: $22,491
• Equity at exit: $45,592

10-year hold

• IRR: 15.6%
• Equity multiple: 3.09×
• Total profit: $67,199
• Equity at exit: $65,832

Cash invested: $32,200 (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 30450

• Home prices YoY: 0.9%
• Active inventory: 18
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $227

Break-even live

Break-even rent $849

Max offer price $115,000

Occupancy floor 75%

Sensitivity live

Price	-10% $292	-5% $259	+0% $227	+5% $63	+10% $23
Rent	-10% $137	-5% $182	+0% $227	+5% $272	+10% $317
Rate	-1.0pp $285	-0.5pp $256	base $227	+0.5pp $197	+1.0pp $167

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $115,000 Active 221 DOM
2. 2026-06-19
   days on market $115,000 Active 219 DOM
3. 2026-06-18
   days on market $115,000 Active 218 DOM
4. 2026-06-17
   days on market $115,000 Active 217 DOM
5. 2026-06-16
   days on market $115,000 Active 216 DOM
6. 2026-06-15
   days on market $115,000 Active 215 DOM
7. 2026-06-14
   days on market $115,000 Active 213 DOM
8. 2026-06-13
   days on market $115,000 Active 212 DOM
9. 2026-06-10
   days on market $115,000 Active 210 DOM
10. 2026-06-09
    days on market $115,000 Active 209 DOM
11. 2026-06-08
    days on market $115,000 Active 208 DOM
12. 2026-06-07
    days on market $115,000 Active 207 DOM
13. 2026-06-05
    days on market $115,000 Active 204 DOM
14. 2026-06-03
    days on market $115,000 Active 203 DOM
15. 2026-06-03
    days on market $115,000 Active 202 DOM
16. 2026-06-01
    days on market $115,000 Active 201 DOM
17. 2026-05-31
    days on market $115,000 Active 200 DOM
18. 2026-05-30
    days on market $115,000 Active 199 DOM
19. 2026-03-19
    price $115,000 631-char remark

    Show marketing remark (631 chars)

    Charming 3-Bedroom Home in the Heart of Portal, GA - Move-In Ready! Discover comfort and convenience in this well-maintained 3-bedroom, 2-bath mobile home located within the city limits of Portal, GA. You'll enjoy being just minutes from local grocery stores, schools, and all the small-town amenities Portal has to offer. This property offers the ideal blend of comfort and location - whether you're a first-time buyer or looking to downsize. Schedule your showing today and see why this gem is the perfect place to call home! Call Weichert, Realtors - Webb & Associates for additional info and to schedule showings.

20. 2026-02-10
    status Back On Market 631-char remark

    Show marketing remark (631 chars)

    Charming 3-Bedroom Home in the Heart of Portal, GA - Move-In Ready! Discover comfort and convenience in this well-maintained 3-bedroom, 2-bath mobile home located within the city limits of Portal, GA. You'll enjoy being just minutes from local grocery stores, schools, and all the small-town amenities Portal has to offer. This property offers the ideal blend of comfort and location - whether you're a first-time buyer or looking to downsize. Schedule your showing today and see why this gem is the perfect place to call home! Call Weichert, Realtors - Webb & Associates for additional info and to schedule showings.

21. 2026-01-14
    historical Active Under Contract 631-char remark

    Show marketing remark (631 chars)

    Charming 3-Bedroom Home in the Heart of Portal, GA - Move-In Ready! Discover comfort and convenience in this well-maintained 3-bedroom, 2-bath mobile home located within the city limits of Portal, GA. You'll enjoy being just minutes from local grocery stores, schools, and all the small-town amenities Portal has to offer. This property offers the ideal blend of comfort and location - whether you're a first-time buyer or looking to downsize. Schedule your showing today and see why this gem is the perfect place to call home! Call Weichert, Realtors - Webb & Associates for additional info and to schedule showings.

22. 2025-12-15
    price $120,000 631-char remark

    Show marketing remark (631 chars)

    Charming 3-Bedroom Home in the Heart of Portal, GA - Move-In Ready! Discover comfort and convenience in this well-maintained 3-bedroom, 2-bath mobile home located within the city limits of Portal, GA. You'll enjoy being just minutes from local grocery stores, schools, and all the small-town amenities Portal has to offer. This property offers the ideal blend of comfort and location - whether you're a first-time buyer or looking to downsize. Schedule your showing today and see why this gem is the perfect place to call home! Call Weichert, Realtors - Webb & Associates for additional info and to schedule showings.

23. 2025-11-12
    listed $135,000 New 631-char remark

    Show marketing remark (631 chars)

    Charming 3-Bedroom Home in the Heart of Portal, GA - Move-In Ready! Discover comfort and convenience in this well-maintained 3-bedroom, 2-bath mobile home located within the city limits of Portal, GA. You'll enjoy being just minutes from local grocery stores, schools, and all the small-town amenities Portal has to offer. This property offers the ideal blend of comfort and location - whether you're a first-time buyer or looking to downsize. Schedule your showing today and see why this gem is the perfect place to call home! Call Weichert, Realtors - Webb & Associates for additional info and to schedule showings.

ⓘ 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: $236 · $20/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$822/yr (+$68/mo · 347.7%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,633
• − Mortgage interest: −$6,442
• − Property taxes: −$236
• − Insurance: −$575
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$3,345
• Taxable income: $853
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $2,517/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: Bulloch County
• NCES district ID: 1300630
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $36,335
• Composite: 26.97/100
• National rank: #7074
• State rank: #85 of 174 in GA

Livability — Portal

• Score: 57/100
• State rank: #469
• US rank: #22178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,337

Population outlook (Bulloch County) Hauer SSP2

• Today (2025): 79,935 people
• By 2030: 83,796 · +4.8%
• By 2040: 89,717 · +12.2%
• By 2050: 94,558 · +18.3%
• By 2075: 104,376 · +30.6%
• By 2100: 112,857 · +41.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 24% Two or more races 7% Native American 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Bulloch

• 2024 margin: Strong R (+29.0) · D 35.3% · R 64.3%
• 2008→2024 swing: -9.8pp toward R · 2008: -19.2pp · 2024: -29.0pp
• All cycles: 2024: R+29.0 2020: R+23.7 2016: R+23.4 2012: R+19.1 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.04%
• Current HPI: 235.6137
• 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

-14.8% since first listed

5 events — show timeline

• 2026-03-19 Price Changed $115,000 GAMLS
• 2026-02-10 Relisted — GAMLS
• 2026-01-14 Contingent — GAMLS
• 2025-12-15 Price Changed $120,000 GAMLS
• 2025-11-12 Listed $135,000 GAMLS

Property tax history

+4.3%/yr

Latest (2025): $236 · +9.2% YoY. Source: county tax records.