1144 Transylvania Dr · Sandersville, GA 31082

$99,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 130 Days on market

Built 1998 1.00 ac lot $47/sqft · 47% below area Est $186k · 47% under

---

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 +8.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 2-bath mobile home offering a flexible layout and strong potential for the right buyer. The home features two separate family rooms, providing ample space for gathering or entertaining, along with a small, functional kitchen and a dedicated laundry area conveniently located in the hall. The primary bedroom includes a private office space, ideal for working from home or additional storage. A brick front porch creates a welcoming entrance and adds curb appeal. Property is in need of significant repairs and updates, including smoke damage in the third bedroom from a previous fire. This home presents a great opportunity for investors or buyers looking to renovate and add value. Sold as-is, yard cleanups in progress but may not be completed by closing.

Key facts

• Private office space
• Flexible layout
• Brick front porch

Tags

• FLEXIBLE LAYOUT
• TWO SEPARATE FAMILY ROOMS
• DEDICATED LAUNDRY AREA
• PRIVATE OFFICE SPACE
• BRICK FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.8% in Sandersville — 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 68/100 on livability (#146 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, schools F, amenities F.
• Washington County (town): math 24% / reading 21% proficiency, ranked #138 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 46 active listings in the ZIP; 66 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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 F-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. 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: 1.33% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.73%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

• ARV (median comp): $186,106
• List price: $99,000
• Delta: -46.80%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.5%
• Equity multiple: 1.41×
• Total profit: $11,492
• Equity at exit: $14,761

10-year hold

• IRR: 19.6%
• Equity multiple: 2.64×
• Total profit: $45,385
• Equity at exit: $8,560

Cash invested: $27,720 (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 31082

• Home prices YoY: -20.6%
• Active inventory: 46
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$47 /mo · $567/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $433

Break-even live

Break-even rent $769

Max offer price $99,000

Occupancy floor 62%

Sensitivity live

Price	-10% $489	-5% $461	+0% $433	+5% $405	+10% $377
Rent	-10% $329	-5% $381	+0% $433	+5% $485	+10% $537
Rate	-1.0pp $483	-0.5pp $458	base $433	+0.5pp $407	+1.0pp $381

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $99,000 Active 130 DOM
2. 2026-06-18
   days on market $99,000 Active 129 DOM
3. 2026-06-17
   days on market $99,000 Active 128 DOM
4. 2026-06-16
   days on market $99,000 Active 127 DOM
5. 2026-06-15
   days on market $99,000 Active 126 DOM
6. 2026-06-14
   days on market $99,000 Active 124 DOM
7. 2026-06-12
   days on market $99,000 Active 123 DOM
8. 2026-06-09
   days on market $99,000 Active 120 DOM
9. 2026-06-08
   days on market $99,000 Active 119 DOM
10. 2026-06-07
    days on market $99,000 Active 118 DOM
11. 2026-06-03
    days on market $99,000 Active 114 DOM
12. 2026-06-02
    days on market $99,000 Active 113 DOM
13. 2026-06-01
    days on market $99,000 Active 112 DOM
14. 2026-05-31
    days on market $99,000 Active 111 DOM
15. 2026-05-30
    days on market $99,000 Active 110 DOM
16. 2026-02-08
    listed $99,000 New 777-char remark

    Show marketing remark (777 chars)

    Spacious 4-bedroom, 2-bath mobile home offering a flexible layout and strong potential for the right buyer. The home features two separate family rooms, providing ample space for gathering or entertaining, along with a small, functional kitchen and a dedicated laundry area conveniently located in the hall. The primary bedroom includes a private office space, ideal for working from home or additional storage. A brick front porch creates a welcoming entrance and adds curb appeal. Property is in need of significant repairs and updates, including smoke damage in the third bedroom from a previous fire. This home presents a great opportunity for investors or buyers looking to renovate and add value. Sold as-is, yard cleanups in progress but may not be completed by closing.

ⓘ 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: $567 · $47/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$344/yr (+$29/mo · 60.7%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,803
• − Mortgage interest: −$5,546
• − Property taxes: −$567
• − Insurance: −$495
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$2,880
• Taxable income: $3,787
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $4,284/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: Washington County
• NCES district ID: 1305490
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $34,464
• Composite: 18.52/100
• National rank: #8916
• State rank: #138 of 174 in GA

Livability — Sandersville

• Score: 68/100
• State rank: #146
• US rank: #9735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,479

Population outlook (Washington County) Hauer SSP2

• Today (2025): 20,052 people
• By 2030: 19,417 · -3.2%
• By 2040: 17,900 · -10.7%
• By 2050: 16,237 · -19.0%
• By 2075: 12,990 · -35.2%
• By 2100: 9,709 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 47% White 45% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Toss-up / Even · D 48.9% · R 50.8%
• 2008→2024 swing: -6.3pp toward R · 2008: 4.4pp · 2024: -1.9pp
• All cycles: 2024: R+1.9 2020: D+0.8 2016: D+0.6 2012: D+7.6 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.38%
• Current HPI: 171.5216
• 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

1 event — show timeline

• 2026-02-08 Listed $99,000 GAMLS

Property tax history

+1.6%/yr

Latest (2025): $567 · +6.5% YoY. Source: county tax records.