1714 E Birdsong Ln · Rentz, GA 31075

$129,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 200 Days on market

Built 1999 0.95 ac lot ↓ 6% since listing

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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 +14.2/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Motivated Seller FLEETWOOD 1999 (24 x 60) right off of HWY 441 SOUTH 1714 BIRDSONG LANE EAST RENTZ, GA 31075. This home features three bedroom and two bathrooms. Make an offer. BEWARE CAMERAS MAYBE USED ON PREMISES!!!

Key facts

• 0.95 acre lot
• Built 1999
• Listed 200 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $20 ($244/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 $99k (24.1% below list).
• Recommended offer: $99k (24.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#441 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools D+, crime F, amenities 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: 15 active listings in the ZIP; 55 units permitted in Laurens County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($898 loan paydown + $7k appreciation (5.2% local appreciation)).
• Laurens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $98,549 (24.1% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 24% 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 D-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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.90×
• Total profit: $32,773
• Equity at exit: $75,322

10-year hold

• IRR: 14.6%
• Equity multiple: 3.67×
• Total profit: $97,108
• Equity at exit: $131,431

Cash invested: $36,372 (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 31075

• Home prices YoY: 2.6%
• Active inventory: 15
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$23 /mo · $274/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $20

Break-even live

Break-even rent $960

Max offer price $129,900

Occupancy floor 93%

Sensitivity live

Price	-10% $94	-5% $57	+0% $20	+5% $-16	+10% $-209
Rent	-10% $-57	-5% $-19	+0% $20	+5% $59	+10% $98
Rate	-1.0pp $86	-0.5pp $53	base $20	+0.5pp $-13	+1.0pp $-48

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-02
   days on market $129,900 Active 200 DOM
2. 2026-06-01
   days on market $129,900 Active 199 DOM
3. 2026-05-31
   days on market $129,900 Active 198 DOM
4. 2026-05-30
   days on market $129,900 Active 197 DOM
5. 2026-03-11
   status Price Change 217-char remark

   Show marketing remark (217 chars)

   Motivated Seller FLEETWOOD 1999 (24 x 60) right off of HWY 441 SOUTH 1714 BIRDSONG LANE EAST RENTZ, GA 31075. This home features three bedroom and two bathrooms. Make an offer. BEWARE CAMERAS MAYBE USED ON PREMISES!!!

6. 2026-03-11
   price $129,900 217-char remark

   Show marketing remark (217 chars)

   Motivated Seller FLEETWOOD 1999 (24 x 60) right off of HWY 441 SOUTH 1714 BIRDSONG LANE EAST RENTZ, GA 31075. This home features three bedroom and two bathrooms. Make an offer. BEWARE CAMERAS MAYBE USED ON PREMISES!!!

7. 2026-02-28
   historical 217-char remark

   Show marketing remark (217 chars)

   Motivated Seller FLEETWOOD 1999 (24 x 60) right off of HWY 441 SOUTH 1714 BIRDSONG LANE EAST RENTZ, GA 31075. This home features three bedroom and two bathrooms. Make an offer. BEWARE CAMERAS MAYBE USED ON PREMISES!!!

8. 2025-10-22
   listed $138,000 New 217-char remark

   Show marketing remark (217 chars)

   Motivated Seller FLEETWOOD 1999 (24 x 60) right off of HWY 441 SOUTH 1714 BIRDSONG LANE EAST RENTZ, GA 31075. This home features three bedroom and two bathrooms. Make an offer. BEWARE CAMERAS MAYBE USED ON PREMISES!!!

ⓘ 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: $274 · $23/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$921/yr (+$77/mo · 336.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 18 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: $11,826
• − Mortgage interest: −$7,276
• − Property taxes: −$274
• − Insurance: −$650
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$3,779
• Taxable loss: −$2,045
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $735/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 — Rentz

• Score: 58/100
• State rank: #441
• US rank: #21194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,582

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 (78%)
• Race & ethnicity: White 78% Black 21%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 1% · China

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: ▲ 5.22%
• Current HPI: 206.5462
• 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

-5.9% since first listed

4 events — show timeline

• 2026-03-11 Relisted — GAMLS
• 2026-03-11 Price Changed $129,900 GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2025-10-22 Listed $138,000 GAMLS

Property tax history

-4.2%/yr

Latest (2025): $274 · -1.0% YoY. Source: county tax records.