204 Shannon St · Echols County, GA 31648

$134,900

3 bd · 2.0 ba · 2,048 sqft · Manufactured public records · 38 Days on market

Built 2004 0.75 ac lot

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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 +25.3/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Rare find in Statenville. Nice mobile home on . 75 acre lot. Call today to set up your showing.

Key facts

• 0.75 acre lot
• Built 2004
• Listed 38 days

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-story mobile home; Residential property
• Construction: Vinyl siding; Built as a mobile home
• Exterior features: Metal roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Refrigerator
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#233 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, health & safety D, schools F.
• Echols County (rural): math 38% / reading 40% proficiency, ranked #54 of 174 in GA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 13 units permitted in Echols County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Echols County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago 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 $52k; list at $135k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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: 1.04% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.78%
• DSCR: 1.44
• GRM: 8.0

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: 16.6%
• Equity multiple: 1.95×
• Total profit: $35,807
• Equity at exit: $60,657

10-year hold

• IRR: 18.1%
• Equity multiple: 3.65×
• Total profit: $99,921
• Equity at exit: $93,479

Cash invested: $37,772 (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 31648

• Active inventory: 2
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $308

Break-even live

Break-even rent $1,015

Max offer price $134,900

Occupancy floor 73%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $134,900 Active 38 DOM
2. 2026-06-17
   days on market $134,900 Active 37 DOM
3. 2026-06-16
   days on market $134,900 Active 36 DOM
4. 2026-06-15
   days on market $134,900 Active 35 DOM
5. 2026-06-13
   days on market $134,900 Active 33 DOM
6. 2026-06-12
   days on market $134,900 Active 32 DOM
7. 2026-06-09
   days on market $134,900 Active 29 DOM
8. 2026-06-08
   days on market $134,900 Active 28 DOM
9. 2026-06-07
   days on market $134,900 Active 27 DOM
10. 2026-06-05
    days on market $134,900 Active 25 DOM
11. 2026-06-04
    days on market $134,900 Active 23 DOM
12. 2026-06-02
    remarks 613-char remark
13. 2026-06-02
    pricedays on market $134,900 Active 22 DOM
14. 2026-06-01
    days on market $139,900 Active 21 DOM
15. 2026-05-31
    days on market $139,900 Active 20 DOM
16. 2026-05-31
    days on market $139,900 Active 19 DOM
17. 2026-05-11
    listed $139,900 Active 137-char remark
18. 2021-01-12
    soldstatus $51,500

    Show marketing remark (95 chars)

    Rare find in Statenville. Nice mobile home on . 75 acre lot. Call today to set up your showing.

19. 2020-10-09
    listed $59,999

    Show marketing remark (95 chars)

    Rare find in Statenville. Nice mobile home on . 75 acre lot. Call today to set up your showing.

ⓘ 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: $463 · $39/mo
• Projected year-2 tax: $1,241 · $103/mo
• Expected delta: +$778/yr (+$65/mo · 168.3%)

ⓘ 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 7/10 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 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,863
• − Mortgage interest: −$7,556
• − Property taxes: −$463
• − Insurance: −$674
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$3,924
• Taxable income: $1,547
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $3,324/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: Echols County
• NCES district ID: 1301950
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $34,360
• Composite: 32.17/100
• National rank: #5786
• State rank: #54 of 174 in GA

Livability — Echols County

• Score: 65/100
• State rank: #233
• US rank: #13454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Echols County, GA
• City population: 12,616
• Population (ZIP): 840

Population outlook (Echols County) Hauer SSP2

• Today (2025): 4,066 people
• By 2030: 4,034 · -0.8%
• By 2040: 3,927 · -3.4%
• By 2050: 3,768 · -7.3%
• By 2075: 3,283 · -19.3%
• By 2100: 2,976 · -26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 62% Hispanic / Latino 19% Black 12% Asian 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 3% Romanian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 12% Korean 2%

Political lean MEDSL · Echols

• 2024 margin: Solid R (+82.1) · D 8.8% · R 90.9%
• 2008→2024 swing: -16.3pp toward R · 2008: -65.7pp · 2024: -82.1pp
• All cycles: 2024: R+82.1 2020: R+75.6 2016: R+72.3 2012: R+67.5 2008: R+65.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+124.8% since first listed

4 events — show timeline

• 2026-06-02 Price Changed $134,900 SGMLS
• 2026-05-11 Listed $139,900 SGMLS
• 2021-01-12 Sold (MLS) $51,500 SGMLS
• 2020-10-09 Listed $59,999 SGMLS

Property tax history

-1.7%/yr

Latest (2022): $463 · -6.4% YoY. Source: county tax records.