5966 Futch Rd · Hahira, GA 31632

$169,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 90 Days on market

Built 2020 1.34 ac lot $132/sqft · 6% above area Est $160k · 6% over

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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 +26.6/30.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• 1% rule +6.1/10.0
• ARV discount +4.9/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Well maintained 3-bedroom, 2-bath manufactured home built in 2020, situated on over an acre in Hahira, Georgia. This home offers an open living area that flows seamlessly into the eat-in kitchen. The private master suite features a walk-in closet and a tile shower. A split-bedroom floor plan provides added privacy, with the additional bedrooms and bath located on the opposite side of the home. Step outside to enjoy the fenced backyard, ideal for pets, play, or relaxing outdoors. The re is also a dog kennel in the back yard that could be a carport or outside workspace. Set in a peaceful country setting, this property offers the perfect blend of space, comfort, and quiet living while still being convenient to Hahira, Valdosta and Adel. If you're looking for a move-in ready home with space to roam, this one is a must-see!

Key facts

• Private master suite
• Walk-in closet
• Open living area

Tags

• OPEN LIVING AREA
• EAT-IN KITCHEN
• PRIVATE MASTER SUITE
• WALK-IN CLOSET
• TILE SHOWER
• SPLIT-BEDROOM FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.9% in Hahira — 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 67/100 on livability (#161 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, health & safety D.
• Cook County (rural): math 29% / reading 27% proficiency, ranked #111 of 174 in GA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 189 active listings in the ZIP; solid renter incomes; 47 units permitted in Cook County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Cook County population projected to shrink 8% 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 $47k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $123k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.11% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (median comp): $159,721
• List price: $169,000
• Delta: 5.81%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 32.6%
• Equity multiple: 3.55×
• Total profit: $120,690
• Equity at exit: $152,249

10-year hold

• IRR: 28.2%
• Equity multiple: 8.03×
• Total profit: $332,724
• Equity at exit: $328,330

Cash invested: $47,320 (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 31632

• Home prices YoY: 8.1%
• Active inventory: 189
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $451

Break-even live

Break-even rent $1,301

Max offer price $169,000

Occupancy floor 71%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-05
   statusdays on market $169,000 Pending 90 DOM
2. 2026-06-03
   days on market $169,000 Active 89 DOM
3. 2026-06-02
   days on market $169,000 Active 88 DOM
4. 2026-06-01
   days on market $169,000 Active 87 DOM
5. 2026-05-31
   days on market $169,000 Active 86 DOM
6. 2026-05-30
   days on market $169,000 Active 85 DOM
7. 2026-04-14
   price $169,000 830-char remark

   Show marketing remark (830 chars)

   Well maintained 3-bedroom, 2-bath manufactured home built in 2020, situated on over an acre in Hahira, Georgia. This home offers an open living area that flows seamlessly into the eat-in kitchen. The private master suite features a walk-in closet and a tile shower. A split-bedroom floor plan provides added privacy, with the additional bedrooms and bath located on the opposite side of the home. Step outside to enjoy the fenced backyard, ideal for pets, play, or relaxing outdoors. The re is also a dog kennel in the back yard that could be a carport or outside workspace. Set in a peaceful country setting, this property offers the perfect blend of space, comfort, and quiet living while still being convenient to Hahira, Valdosta and Adel. If you're looking for a move-in ready home with space to roam, this one is a must-see!

8. 2026-03-06
   listed $179,000 Active 830-char remark

   Show marketing remark (830 chars)

   Well maintained 3-bedroom, 2-bath manufactured home built in 2020, situated on over an acre in Hahira, Georgia. This home offers an open living area that flows seamlessly into the eat-in kitchen. The private master suite features a walk-in closet and a tile shower. A split-bedroom floor plan provides added privacy, with the additional bedrooms and bath located on the opposite side of the home. Step outside to enjoy the fenced backyard, ideal for pets, play, or relaxing outdoors. The re is also a dog kennel in the back yard that could be a carport or outside workspace. Set in a peaceful country setting, this property offers the perfect blend of space, comfort, and quiet living while still being convenient to Hahira, Valdosta and Adel. If you're looking for a move-in ready home with space to roam, this one is a must-see!

9. 2021-09-03
   soldstatus $123,000
10. 2021-08-27
    soldstatus $122,000
11. 2021-07-19
    listed $119,900
12. 2018-03-15
    soldstatus $5,600

ⓘ 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: $857 · $71/mo
• Projected year-2 tax: $1,555 · $130/mo
• Expected delta: +$698/yr (+$58/mo · 81.4%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,463
• − Mortgage interest: −$9,467
• − Property taxes: −$857
• − Insurance: −$845
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$4,916
• Taxable income: $2,784
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $4,740/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: Cook County
• NCES district ID: 1301470
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $35,135
• Composite: 23.14/100
• National rank: #7951
• State rank: #111 of 174 in GA

Livability — Hahira

• Score: 67/100
• State rank: #161
• US rank: #10280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lowndes County · 107,801 people
• Metro: Valdosta, GA
• Population (ZIP): 15,942
• Household income: $83,946
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 73.0

Population outlook (Cook County) Hauer SSP2

• Today (2025): 16,984 people
• By 2030: 16,800 · -1.1%
• By 2040: 16,343 · -3.8%
• By 2050: 15,696 · -7.6%
• By 2075: 13,451 · -20.8%
• By 2100: 10,357 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Cook

• 2024 margin: Solid R (+46.5) · D 26.6% · R 73.0%
• 2008→2024 swing: -17.5pp toward R · 2008: -28.9pp · 2024: -46.5pp
• All cycles: 2024: R+46.5 2020: R+40.4 2016: R+40.1 2012: R+31.4 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.44%
• Current HPI: 259.01
• Rent YoY: —
• Metro: Valdosta, GA
• 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

+2917.9% since first listed

6 events — show timeline

• 2026-04-14 Price Changed $169,000 SGMLS
• 2026-03-06 Listed $179,000 SGMLS
• 2021-09-03 Sold (MLS) $123,000 SGMLS
• 2021-08-27 Sold (Public Records) $122,000 Public Records
• 2021-07-19 Listed $119,900 SGMLS
• 2018-03-15 Sold (Public Records) $5,600 Public Records

Property tax history

+16.4%/yr

Latest (2025): $857 · -2.1% YoY. Source: county tax records.