68 Scott Rd · Waynesville, GA 31566

$110,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 19 Days on market

Built 2001

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Why this score? — see what drove the C+ 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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +5.2/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Secluded country living off private road. 3 bedrooms 2 bath partial fenced in on almost 1 acre lot with front porch. Open floor concept with fireplace. Lots of kitchen counter space and cabinets for storage. Private primary bedroom opposite of secondary rooms. Primary bathroom with double vanity and soaker tub with separate shower with seating. Primary walk in closet. Close to both elementary schools. Only Minutes from Waynesville primary. 15 mins to Satilla river. 30 mins to Brunswick and beaches!

Key facts

• Private road
• Front porch
• Open floor concept

Tags

• SECLUDED COUNTRY LIVING
• PRIVATE ROAD
• FRONT PORCH
• OPEN FLOOR CONCEPT
• FIREPLACE
• KITCHEN COUNTER SPACE

Property features AI

Exterior

• Home design: Built in 2001
• Construction: Living area approximately 1,848
• Exterior features: Located in the Waynesville subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.9% in Waynesville — 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Brantley County (rural): math 48% / reading 43% proficiency, ranked #26 of 174 in GA (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 49 units permitted in Brantley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (2.6% local appreciation)).
• Brantley County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, 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 19 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $110k implies a 633% 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; severe 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.02% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.79×
• Total profit: $24,413
• Equity at exit: $47,136

10-year hold

• IRR: 16.3%
• Equity multiple: 3.30×
• Total profit: $70,884
• Equity at exit: $70,884

Cash invested: $30,800 (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 31566

• Home prices YoY: 1.7%
• Active inventory: 55
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$55 /mo · $658/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $210

Break-even live

Break-even rent $858

Max offer price $110,000

Occupancy floor 76%

Sensitivity live

Price	-10% $272	-5% $241	+0% $210	+5% $179	+10% $148
Rent	-10% $121	-5% $166	+0% $210	+5% $254	+10% $299
Rate	-1.0pp $265	-0.5pp $238	base $210	+0.5pp $182	+1.0pp $153

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $110,000 Active 19 DOM
2. 2026-06-18
   days on market $110,000 Active 17 DOM
3. 2026-06-17
   days on market $110,000 Active 16 DOM
4. 2026-06-16
   days on market $110,000 Active 15 DOM
5. 2026-06-15
   days on market $110,000 Active 14 DOM
6. 2026-06-13
   days on market $110,000 Active 12 DOM
7. 2026-06-12
   days on market $110,000 Active 11 DOM
8. 2026-06-09
   days on market $110,000 Active 8 DOM
9. 2026-06-08
   days on market $110,000 Active 7 DOM
10. 2026-06-07
    days on market $110,000 Active 6 DOM
11. 2026-06-07
    days on market $110,000 Active 5 DOM
12. 2026-06-04
    days on market $110,000 Active 2 DOM
13. 2026-06-02
    remarks 503-char remark
14. 2026-06-02
    listed $110,000 Active 1 DOM

ⓘ 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: $658 · $55/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$354/yr (+$29/mo · 53.7%)

ⓘ 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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,483
• − Mortgage interest: −$6,162
• − Property taxes: −$658
• − Insurance: −$550
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$3,200
• Taxable income: $756
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $2,340/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: Brantley County
• NCES district ID: 1300480
• Math proficiency: 48% ▼ -5.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $37,053
• Composite: 37.85/100
• National rank: #4328
• State rank: #26 of 174 in GA

Livability — Waynesville

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

Census & demographics

• Population (ZIP): 4,007

Population outlook (Brantley County) Hauer SSP2

• Today (2025): 18,422 people
• By 2030: 18,220 · -1.1%
• By 2040: 17,441 · -5.3%
• By 2050: 16,044 · -12.9%
• By 2075: 11,707 · -36.5%
• By 2100: 7,006 · -62.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 5%
• Common ancestry: Portuguese 2% Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 98% English-only · Chinese 1% Vietnamese 1%

Political lean MEDSL · Brantley

• 2024 margin: Solid R (+82.5) · D 8.7% · R 91.1%
• 2008→2024 swing: -19.4pp toward R · 2008: -63.1pp · 2024: -82.5pp
• All cycles: 2024: R+82.5 2020: R+81.2 2016: R+78.6 2012: R+67.0 2008: R+63.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.62%
• Current HPI: 154.4769
• 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

+633.3% since first listed

2 events — show timeline

• 2026-06-02 Listed $110,000 FSBO.com
• 2000-09-20 Sold (Public Records) $15,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $658 · +2.7% YoY. Source: county tax records.