1346 Ga Highway 27 E · Americus, GA 31709

$115,000

3 bd · 2.0 ba · 2,184 sqft · Manufactured public records · 59 Days on market

Built 1997 0.83 ac lot ↓ 11% since listing

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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 +27.5/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modular home with .8 ac lot. Perfect for Investor or owner to occupy.

Key facts

• 0.83 acre lot
• 4 parking spots
• Built 1997

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 5.7% in Americus — 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 50/100 on livability (#582 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Sumter County (rural): math 7% / reading 11% proficiency, ranked #170 of 174 in GA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 39 units permitted in Sumter County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sumter County population projected at -38% 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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. Crime grade is F 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?
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: 1.19% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 7.0

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $3,097
• Equity at exit: $17,147

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $30,648
• Equity at exit: $9,943

Cash invested: $32,200 (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 31709

• Home prices YoY: -26.8%
• Active inventory: 28
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $341

Break-even live

Break-even rent $940

Max offer price $115,000

Occupancy floor 70%

Sensitivity live

Price	-10% $406	-5% $374	+0% $341	+5% $309	+10% $276
Rent	-10% $233	-5% $287	+0% $341	+5% $396	+10% $450
Rate	-1.0pp $399	-0.5pp $371	base $341	+0.5pp $312	+1.0pp $281

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-12
   status Under Contract 69-char remark

   Show marketing remark (69 chars)

   Modular home with .8 ac lot. Perfect for Investor or owner to occupy.

2. 2026-04-08
   price $115,000 69-char remark

   Show marketing remark (69 chars)

   Modular home with .8 ac lot. Perfect for Investor or owner to occupy.

3. 2026-03-08
   listed $129,000 New 69-char remark

   Show marketing remark (69 chars)

   Modular home with .8 ac lot. Perfect for Investor or owner to occupy.

ⓘ 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: $1,099 · $92/mo
• Projected year-2 tax: $1,099 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,465
• − Mortgage interest: −$6,442
• − Property taxes: −$1,099
• − Insurance: −$575
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$3,345
• Taxable income: $2,369
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $3,528/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: Sumter County
• NCES district ID: 1304620
• Math proficiency: 7% ▼ -15.00%
• Reading proficiency: 11% ▼ -11.00%
• Median HH income: $33,494
• Composite: 7.21/100
• National rank: #9961
• State rank: #170 of 174 in GA

Livability — Americus

• Score: 50/100
• State rank: #582
• US rank: #25593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,966

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 26,953 people
• By 2030: 24,861 · -7.8%
• By 2040: 20,500 · -23.9%
• By 2050: 16,694 · -38.1%
• By 2075: 9,901 · -63.3%
• By 2100: 5,570 · -79.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 49% White 40% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Sumter

• 2024 margin: Toss-up / Even · D 50.9% · R 48.7%
• 2008→2024 swing: -3.8pp toward R · 2008: 6.0pp · 2024: 2.2pp
• All cycles: 2024: D+2.2 2020: D+4.8 2016: D+2.2 2012: D+8.4 2008: D+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.58%
• Current HPI: 154.3605
• 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

-10.9% since first listed

3 events — show timeline

• 2026-05-12 Pending — GAMLS
• 2026-04-08 Price Changed $115,000 GAMLS
• 2026-03-08 Listed $129,000 GAMLS

Property tax history

+1.1%/yr

Latest (2025): $1,099 · +7.0% YoY. Source: county tax records.