1312 Vienna Hwy · Hawkinsville, GA 31036

$69,900

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 192 Days on market

Built 2000 4.53 ac lot ↓ 26% since listing

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

Listing remarks MLS

The property is under H & B with a current due date of 4/20/2026 11:59:00 PM Mountain Time. 3 Bed and 2 Bath on 4.53 AC +/-

Key facts

• 4.53 acre lot
• 2 parking spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 3.4% in Hawkinsville — 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 57/100 on livability (#461 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, amenities F, commute F.
• Pulaski County (town): math 34% / reading 36% proficiency, ranked #69 of 174 in GA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 109 active listings in the ZIP; 42 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pulaski County population projected at -23% 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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: 2.09% ✓
• Cap rate: 18.76%
• Cash-on-cash: 44.52%
• DSCR: 2.98
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 41.5%
• Equity multiple: 2.78×
• Total profit: $34,906
• Equity at exit: $10,422

10-year hold

• IRR: 47.7%
• Equity multiple: 5.59×
• Total profit: $89,896
• Equity at exit: $6,044

Cash invested: $19,572 (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 31036

• Home prices YoY: -5.1%
• Active inventory: 109
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $726

Break-even live

Break-even rent $543

Max offer price $69,900

Occupancy floor 45%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-30
   status $69,900 Pending 192 DOM
2. 2026-04-06
   price $69,900 127-char remark

   Show marketing remark (127 chars)

   The property is under H & B with a current due date of 4/20/2026 11:59:00 PM Mountain Time. 3 Bed and 2 Bath on 4.53 AC +/-

3. 2026-04-06
   status Active 127-char remark

   Show marketing remark (127 chars)

   The property is under H & B with a current due date of 4/20/2026 11:59:00 PM Mountain Time. 3 Bed and 2 Bath on 4.53 AC +/-

4. 2026-02-26
   status Active 127-char remark

   Show marketing remark (127 chars)

   The property is under H & B with a current due date of 4/20/2026 11:59:00 PM Mountain Time. 3 Bed and 2 Bath on 4.53 AC +/-

5. 2025-12-19
   price $84,500 127-char remark

   Show marketing remark (127 chars)

   The property is under H & B with a current due date of 4/20/2026 11:59:00 PM Mountain Time. 3 Bed and 2 Bath on 4.53 AC +/-

6. 2025-11-06
   listed $94,500 Active 127-char remark

   Show marketing remark (127 chars)

   The property is under H & B with a current due date of 4/20/2026 11:59:00 PM Mountain Time. 3 Bed and 2 Bath on 4.53 AC +/-

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $643 · $54/mo
• Expected delta: +$248/yr (+$21/mo · 62.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,539
• − Mortgage interest: −$3,915
• − Property taxes: −$395
• − Insurance: −$350
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$2,033
• Taxable income: $8,040
• Est. tax owed @ 24.0%: −$1,930
• After-tax cash flow: $6,783/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: Pulaski County
• NCES district ID: 1304220
• Math proficiency: 34% ▬ 0.00%
• Reading proficiency: 36% ▲ 3.00%
• Median HH income: $37,759
• Composite: 29.18/100
• National rank: #6570
• State rank: #69 of 174 in GA

Livability — Hawkinsville

• Score: 57/100
• State rank: #461
• US rank: #21876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,726

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 10,556 people
• By 2030: 10,123 · -4.1%
• By 2040: 9,099 · -13.8%
• By 2050: 8,132 · -23.0%
• By 2075: 6,447 · -38.9%
• By 2100: 4,740 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 57% Black 32% Two or more races 6% Hispanic / Latino 6% Pacific Islander 2% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+40.5) · D 29.5% · R 70.0%
• 2008→2024 swing: -10.7pp toward R · 2008: -29.8pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+38.8 2016: R+37.0 2012: R+33.3 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.50%
• Current HPI: 233.8001
• 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

-26.0% since first listed

5 events — show timeline

• 2026-04-06 Price Changed $69,900 CABOR
• 2026-04-06 Relisted — CABOR
• 2026-02-26 Relisted — CABOR
• 2025-12-19 Price Changed $84,500 CABOR
• 2025-11-06 Listed $94,500 CABOR

Property tax history

-3.8%/yr

Latest (2025): $395 · -8.9% YoY. Source: county tax records.