137 Turpentine Cir · Jesup, GA 31545

$219,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 24 Days on market

Built 2019 0.63 ac lot Est $204k · 7% over

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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 +13.8/30.0
• ARV discount +4.3/15.0
• DSCR +4.2/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER is Offering $6,000.00 towards closing costs. Located in the desirable Timber Ridge Estates subdivision, this beautifully updated 2019 mobile home sits on a spacious . 63-acre lot and features 3 bedrooms and 2 bathrooms with fresh flooring and trim throughout. This well-maintained home offers custom covered front and back porches perfect for relaxing or entertaining, along with a covered carport for added convenience. The backyard is designed for enjoyment and privacy with a wood privacy fence, above-ground pool, and tanning deck — creating the perfect outdoor retreat. A brand-new metal roof adds both value and peace of mind. If you're looking for comfortable living with modern

Key facts

• Tanning deck
• Above-ground pool
• Brand-new metal roof

Tags

• CUSTOM COVERED PORCHES
• WOOD PRIVACY FENCE
• ABOVE-GROUND POOL
• TANNING DECK
• BRAND-NEW METAL ROOF

Property features AI

Finance

• Other: Green energy-efficient windows; One building on the property
• Financial info:
• HOA & community:

Exterior

• Parking: Driveway; 2-space carport
• Security:
• Utilities: Public water
• Home design: Single-story; Residential property
• Construction: Block foundation; Metal roof
• Exterior features: Covered patio/porch; Deck; Porch; Privacy wood fencing; Storage structure; Cleared lot; Asphalt road access; Private pool

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Electric cooling
• Interior features: Unfurnished; Pantry
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $219k.

Deal economics

• At list price, monthly cash flow is $19 ($229/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (24.3% below list).
• Recommended offer: $166k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.5% in Jesup — 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 69/100 on livability (#112 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute 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 $2k of loan paydown is wiped out by about $7k 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 24 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $165,683 (24.3% 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 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?
3. 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?
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: 0.76% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $204,288
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4554 Waycross Hwy	0.34mi	3/2.0	1,352 (+1%)	15mo	$205,000	$152	71

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-34,386
• Equity at exit: $32,654

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-28,837
• Equity at exit: $18,935

Cash invested: $61,320 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $19

Break-even live

Break-even rent $1,633

Max offer price $219,000

Occupancy floor 94%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $219,000 Active 24 DOM
2. 2026-06-18
   days on market $219,000 Active 23 DOM
3. 2026-06-17
   days on market $219,000 Active 22 DOM
4. 2026-06-16
   days on market $219,000 Active 21 DOM
5. 2026-06-15
   days on market $219,000 Active 20 DOM
6. 2026-06-14
   days on market $219,000 Active 18 DOM
7. 2026-06-13
   days on market $219,000 Active 17 DOM
8. 2026-06-10
   days on market $219,000 Active 15 DOM
9. 2026-06-09
   days on market $219,000 Active 14 DOM
10. 2026-06-08
    days on market $219,000 Active 13 DOM
11. 2026-06-07
    days on market $219,000 Active 12 DOM
12. 2026-06-05
    days on market $219,000 Active 9 DOM
13. 2026-06-02
    days on market $219,000 Active 7 DOM
14. 2026-06-01
    days on market $219,000 Active 6 DOM
15. 2026-05-31
    days on market $219,000 Active 5 DOM
16. 2026-05-30
    days on market $219,000 Active 4 DOM
17. 2026-05-18
    listed $219,000 Active
18. 2015-09-22
    historical
19. 2014-11-15
    listed $9,900

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $2,015 · $168/mo
• Expected delta: +$1,413/yr (+$118/mo · 234.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,882
• − Mortgage interest: −$12,267
• − Property taxes: −$602
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$6,371
• Taxable loss: −$3,634
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $1,101/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: 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 — Jesup

• Score: 69/100
• State rank: #112
• US rank: #8442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,050
• 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

+2112.1% since first listed

3 events — show timeline

• 2026-05-18 Listed $219,000 GIAR
• 2015-09-22 Listing Removed — GIAR
• 2014-11-15 Listed $9,900 GIAR

Property tax history

+25.9%/yr

Latest (2024): $602 · +320.2% YoY. Source: county tax records.