128 Three C Rd · Odum, GA 31545

$199,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 227 Days on market

Built 2025 Good condition 1.00 ac lot $127/sqft · at area comps Est $202k · at est.

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Why this score? — see what drove the D- 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 +11.7/30.0
• ARV discount +8.2/15.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this beautiful new 3-bedroom, 2-bath Clayton mobile home offering 1,568 heated square feet of comfortable living space! Nestled on a 1 acre lot in the Odum School District. The home boasts an open floor plan with a spacious living area, modern kitchen, and split bedroom layout for added privacy. Relax outdoors on the covered front and back porches, or take advantage of the covered carport parking. Qualifying for FHA, VA, and Conventional financing. Don’t miss this opportunity! Call today to schedule your private showing and make this new home yours!Pictures are of previous homes and vary in color. Outside pictures will be updated upon completion.

Key facts

• Open floor plan
• Odum school district
• 1 acre lot

Tags

• 1 ACRE LOT
• ODUM SCHOOL DISTRICT
• OPEN FLOOR PLAN
• MODERN KITCHEN
• COVERED FRONT AND BACK PORCHES
• COVERED CARPORT PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-57 ($-680/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (16.1% below list).
• Recommended offer: $167k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.0% in Odum — 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 59/100 on livability (#400 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools D+, crime D-, amenities 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: 172 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 227 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $166,913 (16.1% 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 227 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $202,000
• List price: $199,000
• Delta: -1.49%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Three C Rd	0.15mi	3/2.0	1,568 (0%)	4mo	$199,000	$127	90
300 Three C Rd	0.32mi	3/2.0	1,568 (0%)	1mo	$205,000	$131	85

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-35,828
• Equity at exit: $29,672

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-35,741
• Equity at exit: $17,206

Cash invested: $55,720 (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 31545

• Home prices YoY: -6.4%
• Active inventory: 172
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-57

Break-even live

Break-even rent $1,741

Max offer price $190,805

Occupancy floor 98%

Sensitivity live

Price	-10% $81	-5% $12	+0% $-57	+5% $-125	+10% $-194
Rent	-10% $-188	-5% $-123	+0% $-57	+5% $9	+10% $75
Rate	-1.0pp $44	-0.5pp $-6	base $-57	+0.5pp $-108	+1.0pp $-161

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $199,000 Active 227 DOM
2. 2026-06-18
   days on market $199,000 Active 226 DOM
3. 2026-06-17
   days on market $199,000 Active 225 DOM
4. 2026-06-16
   days on market $199,000 Active 224 DOM
5. 2026-06-15
   days on market $199,000 Active 223 DOM
6. 2026-06-14
   days on market $199,000 Active 221 DOM
7. 2026-06-13
   days on market $199,000 Active 220 DOM
8. 2026-06-10
   days on market $199,000 Active 218 DOM
9. 2026-06-09
   days on market $199,000 Active 217 DOM
10. 2026-06-08
    days on market $199,000 Active 216 DOM
11. 2026-06-07
    days on market $199,000 Active 215 DOM
12. 2026-06-05
    days on market $199,000 Active 212 DOM
13. 2026-06-02
    days on market $199,000 Active 210 DOM
14. 2026-06-01
    days on market $199,000 Active 209 DOM
15. 2026-05-31
    days on market $199,000 Active 208 DOM
16. 2026-05-30
    days on market $199,000 Active 207 DOM
17. 2025-11-04
    listed $199,000 Active 670-char remark

    Show marketing remark (616 chars)

    Check out this beautiful new 3-bedroom, 2-bath Clayton mobile home offering 1,568 heated square feet of comfortable living space! Nestled on a 1 acre lot in the Odum School District. The home boasts an open floor plan with a spacious living area, modern kitchen, and split bedroom layout for added privacy. Relax outdoors on the covered front and back porches, or take advantage of the covered carport parking. Qualifying for FHA, VA, and Conventional financing. Don't miss this opportunity! Call today to schedule your private showing and make this new home yours! Outside pictures will be updated upon completion.

18. 2025-11-04
    listed $199,000 Active 616-char remark

    Show marketing remark (616 chars)

    Check out this beautiful new 3-bedroom, 2-bath Clayton mobile home offering 1,568 heated square feet of comfortable living space! Nestled on a 1 acre lot in the Odum School District. The home boasts an open floor plan with a spacious living area, modern kitchen, and split bedroom layout for added privacy. Relax outdoors on the covered front and back porches, or take advantage of the covered carport parking. Qualifying for FHA, VA, and Conventional financing. Don't miss this opportunity! Call today to schedule your private showing and make this new home yours! Outside pictures will be updated upon completion.

ⓘ 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: $20,030
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$5,789
• Taxable loss: −$4,091
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $302/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This Clayton mobile home is in excellent condition with no visible repairs or maintenance needed. It offers a good investment opportunity with potential for minor cosmetic improvements to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value
• Both Add a small garden or flower bed near the front porch — Enhances curb appeal and adds aesthetic value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Add a small garden or flower bed near the front porch — Enhances curb appeal and adds aesthetic value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Odum

• Score: 59/100
• State rank: #400
• US rank: #19789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,057

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 7% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 2%

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: ▼ -17.10%
• Current HPI: 249.3504
• 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

+0.0% since first listed

2 events — show timeline

• 2025-11-04 Listed $199,000 HABR
• 2025-11-04 Listed $199,000 GIAR