50 Sangster Rd · Jesup, GA 31545

$119,000

2 bd · 1.0 ba · 0 sqft · Manufactured public records · 134 Days on market

Built 1984 0.29 ac lot Est $119k · at est.

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.4/15.0
• 1% rule +7.2/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated and move-in ready, this charming two-bedroom, one-bath manufactured home offers a fresh, contemporary feel inside and out. Back on the market at no fault of the seller, this property presents a great opportunity for buyers seeking updated, low-maintenance living. Interior improvements include new LVP flooring, fresh paint throughout, updated white kitchen cabinetry with modern hardware, laminate countertops, a vent hood and refrigerator, updated light fixtures, and new interior doors. The bathroom has been refreshed with shiplap-accented walls and an updated vanity with modern fixtures. Exterior enhancements feature a metal roof, metal skirting, updated front and rear exterior doors, and new windows. A newer HVAC system with updated thermostat provides comfort and efficiency. Outdoor spaces include a covered front porch, rear paver patio, and fire pit area. The home is served by a deep well shared with the adjacent property, which is also available for purchase (see 24 Sangster Rd), offering flexibility for owner-occupants or investors alike.

Key facts

• New vent hood
• New refrigerator
• New light fixtures

Tags

• NEW LVP FLOORING
• NEW WHITE KITCHEN CABINETRY
• NEW LAMINATE COUNTERTOPS
• NEW VENT HOOD
• NEW REFRIGERATOR
• NEW LIGHT FIXTURES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 2 comparable units currently listed for rent nearby; 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 $823 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 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.

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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.22% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $118,735
• List price: $119,000
• Delta: 0.22%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Barn Road Cir	0.34mi	3/2.0 (+1)	2,112	20mo	$156,500	$74	46

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,559
• Equity at exit: $17,743

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $28,256
• Equity at exit: $10,289

Cash invested: $33,320 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $327

Break-even live

Break-even rent $1,041

Max offer price $119,000

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 Killingsworth Rd Jesup, GA	2.0	2.0	1384	$1,300	$0.94	43d	1	0.50mi
534 Shrine Club Rd Jesup, GA	3.0	2.5	1216	$1,650	$1.36	43d	1	0.63mi

Listing history 26 events

1. 2026-06-19
   days on market $119,000 Active 134 DOM
2. 2026-06-18
   days on market $119,000 Active 133 DOM
3. 2026-06-17
   days on market $119,000 Active 132 DOM
4. 2026-06-16
   days on market $119,000 Active 131 DOM
5. 2026-06-15
   days on market $119,000 Active 130 DOM
6. 2026-06-14
   days on market $119,000 Active 128 DOM
7. 2026-06-13
   days on market $119,000 Active 127 DOM
8. 2026-06-10
   days on market $119,000 Active 125 DOM
9. 2026-06-09
   days on market $119,000 Active 124 DOM
10. 2026-06-08
    days on market $119,000 Active 123 DOM
11. 2026-06-07
    days on market $119,000 Active 122 DOM
12. 2026-06-05
    days on market $119,000 Active 119 DOM
13. 2026-06-02
    days on market $119,000 Active 117 DOM
14. 2026-06-01
    days on market $119,000 Active 116 DOM
15. 2026-05-31
    days on market $119,000 Active 115 DOM
16. 2026-05-30
    days on market $119,000 Active 114 DOM
17. 2026-04-09
    status Back On Market 1079-char remark

    Show marketing remark (1079 chars)

    Completely renovated and move-in ready, this charming two-bedroom, one-bath manufactured home offers a fresh, contemporary feel inside and out. Back on the market at no fault of the seller, this property presents a great opportunity for buyers seeking updated, low-maintenance living. Interior improvements include new LVP flooring, fresh paint throughout, updated white kitchen cabinetry with modern hardware, laminate countertops, a vent hood and refrigerator, updated light fixtures, and new interior doors. The bathroom has been refreshed with shiplap-accented walls and an updated vanity with modern fixtures. Exterior enhancements feature a metal roof, metal skirting, updated front and rear exterior doors, and new windows. A newer HVAC system with updated thermostat provides comfort and efficiency. Outdoor spaces include a covered front porch, rear paver patio, and fire pit area. The home is served by a deep well shared with the adjacent property, which is also available for purchase (see 24 Sangster Rd), offering flexibility for owner-occupants or investors alike.

18. 2026-04-09
    status Active 1079-char remark

    Show marketing remark (1079 chars)

    Completely renovated and move-in ready, this charming two-bedroom, one-bath manufactured home offers a fresh, contemporary feel inside and out. Back on the market at no fault of the seller, this property presents a great opportunity for buyers seeking updated, low-maintenance living. Interior improvements include new LVP flooring, fresh paint throughout, updated white kitchen cabinetry with modern hardware, laminate countertops, a vent hood and refrigerator, updated light fixtures, and new interior doors. The bathroom has been refreshed with shiplap-accented walls and an updated vanity with modern fixtures. Exterior enhancements feature a metal roof, metal skirting, updated front and rear exterior doors, and new windows. A newer HVAC system with updated thermostat provides comfort and efficiency. Outdoor spaces include a covered front porch, rear paver patio, and fire pit area. The home is served by a deep well shared with the adjacent property, which is also available for purchase (see 24 Sangster Rd), offering flexibility for owner-occupants or investors alike.

19. 2026-04-09
    status Active

    Show marketing remark (1079 chars)

    Completely renovated and move-in ready, this charming two-bedroom, one-bath manufactured home offers a fresh, contemporary feel inside and out. Back on the market at no fault of the seller, this property presents a great opportunity for buyers seeking updated, low-maintenance living. Interior improvements include new LVP flooring, fresh paint throughout, updated white kitchen cabinetry with modern hardware, laminate countertops, a vent hood and refrigerator, updated light fixtures, and new interior doors. The bathroom has been refreshed with shiplap-accented walls and an updated vanity with modern fixtures. Exterior enhancements feature a metal roof, metal skirting, updated front and rear exterior doors, and new windows. A newer HVAC system with updated thermostat provides comfort and efficiency. Outdoor spaces include a covered front porch, rear paver patio, and fire pit area. The home is served by a deep well shared with the adjacent property, which is also available for purchase (see 24 Sangster Rd), offering flexibility for owner-occupants or investors alike.

20. 2026-04-07
    status Pending

    Show marketing remark (1079 chars)

    Completely renovated and move-in ready, this charming two-bedroom, one-bath manufactured home offers a fresh, contemporary feel inside and out. Back on the market at no fault of the seller, this property presents a great opportunity for buyers seeking updated, low-maintenance living. Interior improvements include new LVP flooring, fresh paint throughout, updated white kitchen cabinetry with modern hardware, laminate countertops, a vent hood and refrigerator, updated light fixtures, and new interior doors. The bathroom has been refreshed with shiplap-accented walls and an updated vanity with modern fixtures. Exterior enhancements feature a metal roof, metal skirting, updated front and rear exterior doors, and new windows. A newer HVAC system with updated thermostat provides comfort and efficiency. Outdoor spaces include a covered front porch, rear paver patio, and fire pit area. The home is served by a deep well shared with the adjacent property, which is also available for purchase (see 24 Sangster Rd), offering flexibility for owner-occupants or investors alike.

21. 2026-04-07
    status Pending 1079-char remark

    Show marketing remark (1079 chars)

    Completely renovated and move-in ready, this charming two-bedroom, one-bath manufactured home offers a fresh, contemporary feel inside and out. Back on the market at no fault of the seller, this property presents a great opportunity for buyers seeking updated, low-maintenance living. Interior improvements include new LVP flooring, fresh paint throughout, updated white kitchen cabinetry with modern hardware, laminate countertops, a vent hood and refrigerator, updated light fixtures, and new interior doors. The bathroom has been refreshed with shiplap-accented walls and an updated vanity with modern fixtures. Exterior enhancements feature a metal roof, metal skirting, updated front and rear exterior doors, and new windows. A newer HVAC system with updated thermostat provides comfort and efficiency. Outdoor spaces include a covered front porch, rear paver patio, and fire pit area. The home is served by a deep well shared with the adjacent property, which is also available for purchase (see 24 Sangster Rd), offering flexibility for owner-occupants or investors alike.

22. 2026-04-03
    status Under Contract 1079-char remark

    Show marketing remark (1079 chars)

    Completely renovated and move-in ready, this charming two-bedroom, one-bath manufactured home offers a fresh, contemporary feel inside and out. Back on the market at no fault of the seller, this property presents a great opportunity for buyers seeking updated, low-maintenance living. Interior improvements include new LVP flooring, fresh paint throughout, updated white kitchen cabinetry with modern hardware, laminate countertops, a vent hood and refrigerator, updated light fixtures, and new interior doors. The bathroom has been refreshed with shiplap-accented walls and an updated vanity with modern fixtures. Exterior enhancements feature a metal roof, metal skirting, updated front and rear exterior doors, and new windows. A newer HVAC system with updated thermostat provides comfort and efficiency. Outdoor spaces include a covered front porch, rear paver patio, and fire pit area. The home is served by a deep well shared with the adjacent property, which is also available for purchase (see 24 Sangster Rd), offering flexibility for owner-occupants or investors alike.

23. 2026-01-30
    listed $119,000 New 1079-char remark

    Show marketing remark (1079 chars)

    Completely renovated and move-in ready, this charming two-bedroom, one-bath manufactured home offers a fresh, contemporary feel inside and out. Back on the market at no fault of the seller, this property presents a great opportunity for buyers seeking updated, low-maintenance living. Interior improvements include new LVP flooring, fresh paint throughout, updated white kitchen cabinetry with modern hardware, laminate countertops, a vent hood and refrigerator, updated light fixtures, and new interior doors. The bathroom has been refreshed with shiplap-accented walls and an updated vanity with modern fixtures. Exterior enhancements feature a metal roof, metal skirting, updated front and rear exterior doors, and new windows. A newer HVAC system with updated thermostat provides comfort and efficiency. Outdoor spaces include a covered front porch, rear paver patio, and fire pit area. The home is served by a deep well shared with the adjacent property, which is also available for purchase (see 24 Sangster Rd), offering flexibility for owner-occupants or investors alike.

24. 2026-01-30
    listed $119,000 Active 1079-char remark

    Show marketing remark (1079 chars)

    Completely renovated and move-in ready, this charming two-bedroom, one-bath manufactured home offers a fresh, contemporary feel inside and out. Back on the market at no fault of the seller, this property presents a great opportunity for buyers seeking updated, low-maintenance living. Interior improvements include new LVP flooring, fresh paint throughout, updated white kitchen cabinetry with modern hardware, laminate countertops, a vent hood and refrigerator, updated light fixtures, and new interior doors. The bathroom has been refreshed with shiplap-accented walls and an updated vanity with modern fixtures. Exterior enhancements feature a metal roof, metal skirting, updated front and rear exterior doors, and new windows. A newer HVAC system with updated thermostat provides comfort and efficiency. Outdoor spaces include a covered front porch, rear paver patio, and fire pit area. The home is served by a deep well shared with the adjacent property, which is also available for purchase (see 24 Sangster Rd), offering flexibility for owner-occupants or investors alike.

25. 2026-01-30
    listed $119,000 Active

    Show marketing remark (1079 chars)

    Completely renovated and move-in ready, this charming two-bedroom, one-bath manufactured home offers a fresh, contemporary feel inside and out. Back on the market at no fault of the seller, this property presents a great opportunity for buyers seeking updated, low-maintenance living. Interior improvements include new LVP flooring, fresh paint throughout, updated white kitchen cabinetry with modern hardware, laminate countertops, a vent hood and refrigerator, updated light fixtures, and new interior doors. The bathroom has been refreshed with shiplap-accented walls and an updated vanity with modern fixtures. Exterior enhancements feature a metal roof, metal skirting, updated front and rear exterior doors, and new windows. A newer HVAC system with updated thermostat provides comfort and efficiency. Outdoor spaces include a covered front porch, rear paver patio, and fire pit area. The home is served by a deep well shared with the adjacent property, which is also available for purchase (see 24 Sangster Rd), offering flexibility for owner-occupants or investors alike.

26. 2025-10-05
    price $119,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥111°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: $17,457
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$3,462
• Taxable income: $2,157
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $3,405/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

+0.0% since first listed

10 events — show timeline

• 2026-04-09 Relisted — GAMLS
• 2026-04-09 Relisted — GIAR
• 2026-04-09 Relisted — HABR
• 2026-04-07 Pending — HABR
• 2026-04-07 Pending — GIAR
• 2026-04-03 Pending — GAMLS
• 2026-01-30 Listed $119,000 HABR
• 2026-01-30 Listed $119,000 GIAR
• 2026-01-30 Listed $119,000 GAMLS
• 2025-10-05 Price Changed $119,000 GIAR