597 Rockville Springs Rd · Crooked Creek, GA 31024

$229,000

3 bd · 2.0 ba · 1,144 sqft · Manufactured public records · 44 Days on market

Built 1999 0.48 ac lot $200/sqft · 24% below area Est $300k · 24% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +4.7/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully renovated and move-in ready! This 3BR/2BA manufactured home located in Oconee Springs Landing offers fresh updates throughout and unbeatable value. Enjoy a bright, open layout with an updated kitchen featuring stainless steel appliances, new HVAC system, and a new hot water heater for added peace of mind. Additional upgrades throughout make this home both stylish and comfortable. Whether you're looking for a full-time residence or the perfect weekend getaway near the lake, this one checks all the boxes—and it’s priced to sell, so don’t miss out!

Key facts

• Fully renovated
• Bright open layout
• New hot water heater

Tags

• FULLY RENOVATED
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• NEW HVAC SYSTEM
• NEW HOT WATER HEATER
• BRIGHT OPEN LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/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 $221k (3.4% below list).
• Recommended offer: $221k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 8.5% vs local median 1.6% in Crooked Creek — 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 39/100 on livability (#613 in GA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Putnam County (rural): math 33% / reading 30% proficiency, ranked #86 of 174 in GA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 522 active listings in the ZIP; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Putnam County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $80k; list at $229k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 48% 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 $221,309 (3.4% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (median comp): $300,000
• List price: $229,000
• Delta: -23.67%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-10,902
• Equity at exit: $34,145

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $23,921
• Equity at exit: $19,800

Cash invested: $64,120 (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 31024

• Active inventory: 522
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,213 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $413

Break-even live

Break-even rent $1,690

Max offer price $229,000

Occupancy floor 76%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-31
   status $229,000 Under Contract 44 DOM
2. 2026-05-31
   days on market $229,000 Active Under Contract 44 DOM
3. 2026-05-30
   days on market $229,000 Active Under Contract 43 DOM
4. 2026-04-17
   listed $229,000 Active 576-char remark

   Show marketing remark (576 chars)

   Fully renovated and move-in ready! This 3BR/2BA manufactured home located in Oconee Springs Landing offers fresh updates throughout and unbeatable value. Enjoy a bright, open layout with an updated kitchen featuring stainless steel appliances, new HVAC system, and a new hot water heater for added peace of mind. Additional upgrades throughout make this home both stylish and comfortable. Whether you're looking for a full-time residence or the perfect weekend getaway near the lake, this one checks all the boxes—and it’s priced to sell, so don’t miss out!

5. 2026-04-12
   listed $229,000 New 558-char remark

   Show marketing remark (558 chars)

   Fully renovated and move-in ready! This 3BR/2BA manufactured home located in Oconee Springs Landing offers fresh updates throughout and unbeatable value. Enjoy a bright, open layout with an updated kitchen featuring stainless steel appliances, new HVAC system, and a new hot water heater for added peace of mind. Additional upgrades throughout make this home both stylish and comfortable. Whether you're looking for a full-time residence or the perfect weekend getaway near the lake, this one checks all the boxes-and it's priced to sell, so don't miss out!

6. 2025-05-20
   soldstatus $80,000
7. 2025-05-12
   soldstatus $80,000 Sold
8. 2025-05-12
   soldstatus $80,000 Closed
9. 2025-05-12
   soldstatus $80,000
10. 2025-04-17
    status Pending
11. 2025-04-17
    status Under Contract
12. 2025-04-11
    listed $80,000
13. 2025-04-03
    listed $99,900 New
14. 2025-04-03
    listed $99,900 Active

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: +$1,642/yr (+$137/mo · 353.6%)

ⓘ 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 48% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,557
• − Mortgage interest: −$12,828
• − Property taxes: −$464
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − Depreciation: −$6,662
• Taxable income: $1,209
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $4,670/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: Putnam County
• NCES district ID: 1304260
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 30% ▼ -1.00%
• Median HH income: $44,038
• Composite: 26.9/100
• National rank: #7088
• State rank: #86 of 174 in GA

Livability — Crooked Creek

• Score: 39/100
• State rank: #613
• US rank: #27435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Putnam County · 21,601 people
• City population: 21,601
• Metro: nan
• Population (ZIP): 21,601
• Household income: $65,971
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 696.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 20,747 people
• By 2030: 20,163 · -2.8%
• By 2040: 18,680 · -10.0%
• By 2050: 17,117 · -17.5%
• By 2075: 13,269 · -36.0%
• By 2100: 9,234 · -55.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+42.2) · D 28.7% · R 71.0%
• 2008→2024 swing: -10.9pp toward R · 2008: -31.4pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+40.9 2016: R+40.0 2012: R+35.8 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -199.84%
• Current HPI: 269.8265
• Rent YoY: —
• Metro: nan
• 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

+129.2% since first listed

11 events — show timeline

• 2026-04-17 Listed $229,000 LCBR
• 2026-04-12 Listed $229,000 GAMLS
• 2025-05-20 Sold (Public Records) $80,000 Public Records
• 2025-05-12 Sold (MLS) $80,000 LCBR
• 2025-05-12 Sold (MLS) $80,000 FMLS
• 2025-05-12 Sold (MLS) $80,000 GAMLS
• 2025-04-17 Pending — FMLS
• 2025-04-17 Pending — GAMLS
• 2025-04-11 Listed $80,000 LCBR
• 2025-04-03 Listed $99,900 FMLS
• 2025-04-03 Listed $99,900 GAMLS

Property tax history

+3.2%/yr

Latest (2025): $464 · -18.8% YoY. Source: county tax records.