Lot 4 Waycross Hwy · Jesup, GA 30427

$219,800

3 bd · 2.0 ba · 1,792 sqft · SingleFamily · 44 Days on market

Built 2025 2.55 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

$8,000 SELLER PAID CLOSING COSTS!!! If you've been searching for something that doesn't feel cookie-cutter, this is it. Sitting on 2.55 private acres between Jesup and Screven, these custom porch-style modular homes bring together modern finishes, quality construction, and peaceful country living. Step inside to an open-concept layout designed for both comfort and functionality. The kitchen is truly the heart of the home featuring stainless steel appliances, a massive island, endless cabinet space, tons of countertop room, and a built-in pantry that everyone dreams about. The split-bedroom floor plan gives the owner's suite added privacy, while two additional bedrooms and a guest bath make

Key facts

• 2.55 acre lot
• Built 2025
• Listed 43 days

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: No parking (None listed)
• Utilities: Private well water; Septic tank
• Home design: Manufactured house; Single-family residence; Residential property
• Construction: Vinyl siding; Wood siding; Frame construction; Pillar/post/pier foundation; Shingle roof; Built as a manufactured home
• Exterior features: No notable exterior features listed; Highway frontage

Interior

• Kitchen: Electric range; Range hood; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other

🏗️ New construction. The $219,800 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $245,473.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-353 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (22.7% below list).
• Recommended offer: $170k (22.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#112 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Wayne County (rural): math 35% / reading 35% proficiency, ranked #68 of 174 in GA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 76 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 163 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Wayne County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Recommended offer $170,000 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.17%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $245,473
• List price: $219,800
• Delta: -10.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1460 Waycross Hwy	0.27mi	3/2.0	1,723 (-4%)	13mo	$175,000	$102	70
1361 Joey Williamson Rd	0.41mi	3/2.0	1,664 (-7%)	5mo	$222,000	$133	65
236 Bacon St	0.23mi	3/3.5	1,986 (+11%)	3mo	$235,000	$118	63
135 Glynn St	0.45mi	3/2.0	1,839 (+3%)	18mo	$180,000	$98	60
113 Tift St	0.46mi	3/2.0	1,567 (-13%)	8mo	$260,000	$166	52
136 Pierce St	0.44mi	3/2.0	1,952 (+9%)	15mo	$235,000	$120	52
212 Bacon St	0.28mi	3/2.0	2,040 (+14%)	23mo	$279,000	$137	45
118 Bacon St	0.39mi	3/2.0	2,000 (+12%)	22mo	$292,000	$146	44
118 Bacon St	0.39mi	3/2.0	2,000 (+12%)	22mo	$292,000	$146	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.9%
• Equity multiple: 0.09×
• Total profit: $-62,260
• Equity at exit: $36,601

10-year hold

• IRR: -24.5%
• Equity multiple: -0.21×
• Total profit: $-83,094
• Equity at exit: $21,224

Cash invested: $68,732 (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 30427

• Home prices YoY: -7.3%
• Active inventory: 76
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$1,287
• Tax est. 1.5%: −$307 /mo · $3,682/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-353

Break-even live

Break-even rent $2,147

Max offer price $194,334

Occupancy floor —

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: $61,368
• Closing costs: $7,364
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
786 S 6th St Jesup, GA	3.0	2.5	1312	$1,700	$1.30	43d	1	0.87mi

Listing history 17 events

1. 2026-06-19
   days on market $219,800 Active 44 DOM
2. 2026-06-18
   days on market $219,800 Active 43 DOM
3. 2026-06-17
   days on market $219,800 Active 42 DOM
4. 2026-06-16
   days on market $219,800 Active 41 DOM
5. 2026-06-15
   days on market $219,800 Active 40 DOM
6. 2026-06-14
   days on market $219,800 Active 38 DOM
7. 2026-06-13
   days on market $219,800 Active 37 DOM
8. 2026-06-10
   days on market $219,800 Active 35 DOM
9. 2026-06-09
   days on market $219,800 Active 34 DOM
10. 2026-06-08
    days on market $219,800 Active 33 DOM
11. 2026-06-07
    days on market $219,800 Active 32 DOM
12. 2026-06-05
    days on market $219,800 Active 29 DOM
13. 2026-06-02
    days on market $219,800 Active 27 DOM
14. 2026-06-01
    days on market $219,800 Active 26 DOM
15. 2026-05-31
    days on market $219,800 Active 25 DOM
16. 2026-05-30
    days on market $219,800 Active 24 DOM
17. 2026-05-06
    listed $219,800 Active 1129-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,400
• − Mortgage interest: −$13,750
• − Property taxes: −$3,682
• − Insurance: −$1,227
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$7,141
• Taxable loss: −$8,665
• Est. tax savings @ 24.0%: +$2,080
• After-tax cash flow: $-2,161/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: Wayne County
• NCES district ID: 1305550
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $38,918
• Composite: 29.3/100
• National rank: #6554
• State rank: #68 of 174 in GA

Livability — Jesup

• Score: 69/100
• State rank: #112
• US rank: #8442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jesup, GA
• City population: 1,050
• Population (ZIP): 11,892

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 28,891 people
• By 2030: 28,388 · -1.7%
• By 2040: 27,396 · -5.2%
• By 2050: 26,135 · -9.5%
• By 2075: 23,253 · -19.5%
• By 2100: 19,481 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 23% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+59.8) · D 20.0% · R 79.7%
• 2008→2024 swing: -14.8pp toward R · 2008: -44.9pp · 2024: -59.8pp
• All cycles: 2024: R+59.8 2020: R+57.1 2016: R+58.9 2012: R+48.3 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.04%
• Current HPI: 240.8632
• 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

• 2026-05-06 Listed $219,800 HABR