1027 Pecan St · Dudley, GA 31022

$121,100

4 bd · 2.0 ba · 1,664 sqft · Manufactured public records · 21 Days on market

Built 2004

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new condition 2004 Moble Home. Great investment property in great condition in the middle of town. Bring investors as well as 1st time buyers. WILL NOT LAST LONG AT THIS PRICE REDUCTION.

Key facts

• Built 2004
• Listed 20 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $121k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $121k).
• Recommended offer: $119k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#226 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Laurens County (rural): math 45% / reading 39% proficiency, ranked #42 of 174 in GA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 55 units permitted in Laurens County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $837 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Laurens County population projected at -21% 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $30k; list at $121k implies a 304% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,283 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.41% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.65%
• DSCR: 2.01
• GRM: 5.9

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: 15.5%
• Equity multiple: 1.62×
• Total profit: $21,087
• Equity at exit: $18,056

10-year hold

• IRR: 24.1%
• Equity multiple: 3.08×
• Total profit: $70,634
• Equity at exit: $10,471

Cash invested: $33,908 (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 31022

• Home prices YoY: -10.1%
• Active inventory: 17
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$635
• Tax from tax record: −$22 /mo · $259/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $640

Break-even live

Break-even rent $895

Max offer price $121,100

Occupancy floor 57%

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: $30,275
• Closing costs: $3,633
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $121,100 Active 21 DOM
2. 2026-06-18
   days on market $121,100 Active 20 DOM
3. 2026-06-17
   days on market $121,100 Active 19 DOM
4. 2026-06-16
   days on market $121,100 Active 18 DOM
5. 2026-06-15
   days on market $121,100 Active 17 DOM
6. 2026-06-14
   days on market $121,100 Active 15 DOM
7. 2026-06-12
   days on market $121,100 Active 14 DOM
8. 2026-06-09
   days on market $121,100 Active 11 DOM
9. 2026-06-08
   days on market $121,100 Active 10 DOM
10. 2026-06-07
    days on market $121,100 Active 9 DOM
11. 2026-06-07
    days on market $121,100 Active 8 DOM
12. 2026-06-03
    days on market $121,100 Active 5 DOM
13. 2026-06-02
    days on market $121,100 Active 4 DOM
14. 2026-06-01
    days on market $121,100 Active 3 DOM
15. 2026-05-31
    days on market $121,100 Active 2 DOM
16. 2026-05-30
    listed $121,100 Active
17. 2005-08-12
    soldstatus $30,000 192-char remark

    Show marketing remark (192 chars)

    Brand new condition 2004 Moble Home. Great investment property in great condition in the middle of town. Bring investors as well as 1st time buyers. WILL NOT LAST LONG AT THIS PRICE REDUCTION.

18. 2005-08-12
    soldstatus $30,000 192-char remark

    Show marketing remark (192 chars)

    Brand new condition 2004 Moble Home. Great investment property in great condition in the middle of town. Bring investors as well as 1st time buyers. WILL NOT LAST LONG AT THIS PRICE REDUCTION.

19. 2005-01-10
    listed $34,900 192-char remark

    Show marketing remark (192 chars)

    Brand new condition 2004 Moble Home. Great investment property in great condition in the middle of town. Bring investors as well as 1st time buyers. WILL NOT LAST LONG AT THIS PRICE REDUCTION.

20. 2005-01-10
    listed $34,900 192-char remark

    Show marketing remark (192 chars)

    Brand new condition 2004 Moble Home. Great investment property in great condition in the middle of town. Bring investors as well as 1st time buyers. WILL NOT LAST LONG AT THIS PRICE REDUCTION.

ⓘ 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: $259 · $22/mo
• Projected year-2 tax: $1,114 · $93/mo
• Expected delta: +$855/yr (+$71/mo · 330.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,463
• − Mortgage interest: −$6,783
• − Property taxes: −$259
• − Insurance: −$606
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$3,523
• Taxable income: $6,018
• Est. tax owed @ 24.0%: −$1,444
• After-tax cash flow: $6,236/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: Laurens County
• NCES district ID: 1301890
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $38,220
• Composite: 35.06/100
• National rank: #5030
• State rank: #42 of 174 in GA

Livability — Dudley

• Score: 65/100
• State rank: #226
• US rank: #13238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dudley, GA
• Population (ZIP): 1,721

Population outlook (Laurens County) Hauer SSP2

• Today (2025): 45,685 people
• By 2030: 44,056 · -3.6%
• By 2040: 40,270 · -11.9%
• By 2050: 36,094 · -21.0%
• By 2075: 26,275 · -42.5%
• By 2100: 17,160 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 11%
• Common ancestry: Serbian 1% Slovak 1%

Political lean MEDSL · Laurens

• 2024 margin: Solid R (+32.7) · D 33.5% · R 66.2%
• 2008→2024 swing: -11.2pp toward R · 2008: -21.5pp · 2024: -32.7pp
• All cycles: 2024: R+32.7 2020: R+28.2 2016: R+29.1 2012: R+22.7 2008: R+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.96%
• Current HPI: 178.5506
• 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

+247.0% since first listed

5 events — show timeline

• 2026-05-30 Listed $121,100 FSBO.com
• 2005-08-12 Sold (MLS) $30,000 Hive MLS
• 2005-08-12 Sold (MLS) $30,000 Hive MLS
• 2005-01-10 Listed $34,900 Hive MLS
• 2005-01-10 Listed $34,900 Hive MLS

Property tax history

+0.4%/yr

Latest (2025): $259 · +0.6% YoY. Source: county tax records.