569 Crooked River Dr · Woodbine, GA 31569

$84,950

3 bd · 2.0 ba · 720 sqft · Other · 39 Days on market

Built 1971 0.68 ac lot $118/sqft · 17% below area Est $103k · 17% under

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Why this score? — see what drove the A 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Remodel the existing structure or come build a dream retirement home on this very nice level lot on the Georgia coastal marsh and across the road from East River. There is an 1971 Flamingo mobile home on the property that needs major repairs. The real value is in the lot that already has septic, power and well in place. Looking for a weekend getaway? Zoning allows tiny home construction or a replacement mobile home. Property has excellent marsh views from the back of the lot and deep water views of the East River out the front door. Enjoy a peaceful and quiet setting with no HOA restrictions. Bring your boat because there is plenty of room for parking on the lot and the Crooked River Boat Ramp/Dock is only 0.3 miles away. Property is vacant and extreme caution should be used if entering the mobile home. Property is sold as is with no seller disclosure. Seller has never occupied the property and has limited knowledge of property. Nearby properties include half million dollar and higher homes. Seller/Owner is a licensed GA Real Estate Agent.

Key facts

• 0.68 acre lot
• Built 1971
• Listed 38 days

Property features AI

Finance

• Other: Located in the Crooked River/Pelican Circle subdivision
• Financial info: Listing offered as cash or private financing; Property sold as-is; agent/seller relationship; no disclosure
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Well water; Septic tank; Electricity available; Natural gas available; Water available
• Home design: Manufactured home / Single-family residence; Manufactured house; Built in 1971
• Construction: Vinyl siding construction; Built in 1971
• Exterior features: Vinyl siding; Roof: Other; Lot approximately 0.68 acres; Lot features: None noted; Community amenities: Boat/Camper/Van parking, marina, shared dock

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Has heating (type: other); Ceiling fan(s); Window air conditioning unit(s)
• Interior features: One-level home; Family room; Fireplace (1)
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#107 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: amenities F, commute F, employment F.
• Camden County (town): math 56% / reading 54% proficiency, ranked #9 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mamie Lou Gross Elementary School (math 62% / reading 47%, grade C, #185 of 1,228 statewide, top 16%, 452 students, 57% FRL); Camden Middle School (math 47% / reading 53%, grade C, #68 of 470 statewide, top 15%, 1,125 students, 49% FRL).
• Market conditions: 112 active listings in the ZIP; 383 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Camden County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; list at $85k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,401 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.92% ✓
• Cap rate: 17.06%
• Cash-on-cash: 38.44%
• DSCR: 2.71
• GRM: 4.3

CMA / ARV

• ARV (median comp): $102,605
• List price: $84,950
• Delta: -17.21%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.9%
• Equity multiple: 3.85×
• Total profit: $67,877
• Equity at exit: $76,530

10-year hold

• IRR: 31.9%
• Equity multiple: 8.72×
• Total profit: $183,584
• Equity at exit: $165,039

Cash invested: $23,786 (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 31569

• Home prices YoY: 6.7%
• Active inventory: 112
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $335

Break-even live

Break-even rent $1,207

Max offer price $84,950

Occupancy floor 74%

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: $21,238
• Closing costs: $2,548
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $84,950 Active 39 DOM
2. 2026-06-17
   days on market $84,950 Active 38 DOM
3. 2026-06-16
   days on market $84,950 Active 37 DOM
4. 2026-06-15
   days on market $84,950 Active 36 DOM
5. 2026-06-13
   days on market $84,950 Active 34 DOM
6. 2026-06-13
   days on market $84,950 Active 33 DOM
7. 2026-06-09
   days on market $84,950 Active 30 DOM
8. 2026-06-08
   days on market $84,950 Active 29 DOM
9. 2026-06-07
   days on market $84,950 Active 28 DOM
10. 2026-06-05
    days on market $84,950 Active 25 DOM
11. 2026-06-03
    days on market $84,950 Active 24 DOM
12. 2026-06-02
    days on market $84,950 Active 23 DOM
13. 2026-06-01
    days on market $84,950 Active 22 DOM
14. 2026-05-31
    days on market $84,950 Active 21 DOM
15. 2026-05-11
    listed $84,950 New 936-char remark
16. 2026-05-08
    historical $84,950 936-char remark
17. 2025-10-17
    soldstatus $55,000
18. 2022-12-28
    soldstatus $63,000
19. 2022-12-21
    soldstatus $66,000 Sold 1055-char remark

    Show marketing remark (1055 chars)

    Remodel the existing structure or come build a dream retirement home on this very nice level lot on the Georgia coastal marsh and across the road from East River. There is an 1971 Flamingo mobile home on the property that needs major repairs. The real value is in the lot that already has septic, power and well in place. Looking for a weekend getaway? Zoning allows tiny home construction or a replacement mobile home. Property has excellent marsh views from the back of the lot and deep water views of the East River out the front door. Enjoy a peaceful and quiet setting with no HOA restrictions. Bring your boat because there is plenty of room for parking on the lot and the Crooked River Boat Ramp/Dock is only 0.3 miles away. Property is vacant and extreme caution should be used if entering the mobile home. Property is sold as is with no seller disclosure. Seller has never occupied the property and has limited knowledge of property. Nearby properties include half million dollar and higher homes. Seller/Owner is a licensed GA Real Estate Agent.

20. 2022-11-20
    historical
21. 2022-11-19
    status Under Contract 1055-char remark

    Show marketing remark (1055 chars)

    Remodel the existing structure or come build a dream retirement home on this very nice level lot on the Georgia coastal marsh and across the road from East River. There is an 1971 Flamingo mobile home on the property that needs major repairs. The real value is in the lot that already has septic, power and well in place. Looking for a weekend getaway? Zoning allows tiny home construction or a replacement mobile home. Property has excellent marsh views from the back of the lot and deep water views of the East River out the front door. Enjoy a peaceful and quiet setting with no HOA restrictions. Bring your boat because there is plenty of room for parking on the lot and the Crooked River Boat Ramp/Dock is only 0.3 miles away. Property is vacant and extreme caution should be used if entering the mobile home. Property is sold as is with no seller disclosure. Seller has never occupied the property and has limited knowledge of property. Nearby properties include half million dollar and higher homes. Seller/Owner is a licensed GA Real Estate Agent.

22. 2022-11-19
    status Back On Market

    Show marketing remark (1055 chars)

    Remodel the existing structure or come build a dream retirement home on this very nice level lot on the Georgia coastal marsh and across the road from East River. There is an 1971 Flamingo mobile home on the property that needs major repairs. The real value is in the lot that already has septic, power and well in place. Looking for a weekend getaway? Zoning allows tiny home construction or a replacement mobile home. Property has excellent marsh views from the back of the lot and deep water views of the East River out the front door. Enjoy a peaceful and quiet setting with no HOA restrictions. Bring your boat because there is plenty of room for parking on the lot and the Crooked River Boat Ramp/Dock is only 0.3 miles away. Property is vacant and extreme caution should be used if entering the mobile home. Property is sold as is with no seller disclosure. Seller has never occupied the property and has limited knowledge of property. Nearby properties include half million dollar and higher homes. Seller/Owner is a licensed GA Real Estate Agent.

23. 2022-11-19
    status Under Contract

    Show marketing remark (1055 chars)

    Remodel the existing structure or come build a dream retirement home on this very nice level lot on the Georgia coastal marsh and across the road from East River. There is an 1971 Flamingo mobile home on the property that needs major repairs. The real value is in the lot that already has septic, power and well in place. Looking for a weekend getaway? Zoning allows tiny home construction or a replacement mobile home. Property has excellent marsh views from the back of the lot and deep water views of the East River out the front door. Enjoy a peaceful and quiet setting with no HOA restrictions. Bring your boat because there is plenty of room for parking on the lot and the Crooked River Boat Ramp/Dock is only 0.3 miles away. Property is vacant and extreme caution should be used if entering the mobile home. Property is sold as is with no seller disclosure. Seller has never occupied the property and has limited knowledge of property. Nearby properties include half million dollar and higher homes. Seller/Owner is a licensed GA Real Estate Agent.

24. 2022-10-05
    listed $74,950 New 1055-char remark

    Show marketing remark (1055 chars)

    Remodel the existing structure or come build a dream retirement home on this very nice level lot on the Georgia coastal marsh and across the road from East River. There is an 1971 Flamingo mobile home on the property that needs major repairs. The real value is in the lot that already has septic, power and well in place. Looking for a weekend getaway? Zoning allows tiny home construction or a replacement mobile home. Property has excellent marsh views from the back of the lot and deep water views of the East River out the front door. Enjoy a peaceful and quiet setting with no HOA restrictions. Bring your boat because there is plenty of room for parking on the lot and the Crooked River Boat Ramp/Dock is only 0.3 miles away. Property is vacant and extreme caution should be used if entering the mobile home. Property is sold as is with no seller disclosure. Seller has never occupied the property and has limited knowledge of property. Nearby properties include half million dollar and higher homes. Seller/Owner is a licensed GA Real Estate Agent.

25. 2022-09-19
    listed $74,950 New
26. 2022-07-20
    soldstatus $49,500

ⓘ 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: $550 · $46/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$231/yr (+$19/mo · 42.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,575
• − Mortgage interest: −$4,759
• − Property taxes: −$550
• − Insurance: −$5,543
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$2,471
• Taxable income: $3,119
• Est. tax owed @ 24.0%: −$749
• After-tax cash flow: $3,276/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: Camden County
• NCES district ID: 1300780
• Math proficiency: 56% ▼ -3.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $51,668
• Composite: 47.1/100
• National rank: #2331
• State rank: #9 of 174 in GA

Livability — Woodbine

• Score: 69/100
• State rank: #107
• US rank: #8282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,998

Population outlook (Camden County) Hauer SSP2

• Today (2025): 54,358 people
• By 2030: 54,841 · +0.9%
• By 2040: 54,295 · -0.1%
• By 2050: 51,529 · -5.2%
• By 2075: 42,990 · -20.9%
• By 2100: 33,094 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 28% Two or more races 3%
• Common ancestry: Slovak 3% Lithuanian 1% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+35.7) · D 31.9% · R 67.5%
• 2008→2024 swing: -12.1pp toward R · 2008: -23.5pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+30.7 2016: R+33.9 2012: R+27.7 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.51%
• Current HPI: 326.5284
• 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

+71.6% since first listed

12 events — show timeline

• 2026-05-11 Listed $84,950 GAMLS
• 2026-05-08 Coming Soon $84,950 GAMLS
• 2025-10-17 Sold (Public Records) $55,000 Public Records
• 2022-12-28 Sold (Public Records) $63,000 Public Records
• 2022-12-21 Sold (MLS) $66,000 GAMLS
• 2022-11-20 Listing Removed — GAMLS
• 2022-11-19 Pending — GAMLS
• 2022-11-19 Relisted — GAMLS
• 2022-11-19 Pending — GAMLS
• 2022-10-05 Listed $74,950 GAMLS
• 2022-09-19 Listed $74,950 GAMLS
• 2022-07-20 Sold (Public Records) $49,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $550 · -0.6% YoY. Source: county tax records.