794 Camp Brooklyn Rd · Fitzgerald, GA 31750

$68,900

2 bd · 2.0 ba · 784 sqft · Manufactured · 80 Days on market

Built 1998 Poor condition 1.81 ac lot ↓ 1% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peaceful country living awaits with this charming single-wide mobile home situated on 1.81 acres. This 2 bedroom, 2 bathroom home offers a comfortable and functional layout, perfect for those seeking space, privacy, and affordability. Enjoy the quiet rural setting with plenty of room for gardening, outdoor activities, or future improvements. The property provides ample open space for parking, recreational use, or even adding additional structures. Whether you're looking for a primary residence, rental investment, or a weekend retreat, this property offers great potential. Experience the freedom of country living while still being within a convenient drive to nearby towns and amenities. Additional acreage available across the road. See MLS #142471.

Key facts

• Ample open space
• Quiet rural setting
• 1.81 acres

Tags

• 1.81 ACRES
• QUIET RURAL SETTING
• AMPLE OPEN SPACE
• ADDITIONAL STRUCTURES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $69k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($935 rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 5.0% in Fitzgerald — 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 55/100 on livability (#513 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, schools F, crime F.
• Ben Hill County (rural): math 19% / reading 22% proficiency, ranked #145 of 174 in GA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 6 units permitted in Ben Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $476 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ben Hill County population projected at -19% 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 $19k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 95% chance of damaging wind over 30y; major 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 $64,765 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.36% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.32%
• DSCR: 1.73
• GRM: 6.1

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: 7.4%
• Equity multiple: 1.29×
• Total profit: $5,563
• Equity at exit: $10,273

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $26,423
• Equity at exit: $5,957

Cash invested: $19,292 (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 31750

• Home prices YoY: -8.0%
• Active inventory: 128
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $935 medium
• Mortgage (P&I): −$361
• Tax est. 1.5%: −$86 /mo · $1,034/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $262

Break-even live

Break-even rent $603

Max offer price $68,900

Occupancy floor 67%

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $68,900 Active 80 DOM
2. 2026-06-17
   days on market $68,900 Active 79 DOM
3. 2026-06-16
   days on market $68,900 Active 78 DOM
4. 2026-06-15
   days on market $68,900 Active 77 DOM
5. 2026-06-13
   days on market $68,900 Active 75 DOM
6. 2026-06-12
   days on market $68,900 Active 74 DOM
7. 2026-06-09
   days on market $68,900 Active 71 DOM
8. 2026-06-08
   days on market $68,900 Active 70 DOM
9. 2026-06-07
   days on market $68,900 Active 69 DOM
10. 2026-06-07
    days on market $68,900 Active 68 DOM
11. 2026-06-04
    days on market $68,900 Active 65 DOM
12. 2026-06-02
    days on market $68,900 Active 64 DOM
13. 2026-06-01
    days on market $68,900 Active 63 DOM
14. 2026-05-31
    days on market $68,900 Active 62 DOM
15. 2026-05-31
    days on market $68,900 Active 61 DOM
16. 2026-05-02
    price $68,900 757-char remark

    Show marketing remark (757 chars)

    Peaceful country living awaits with this charming single-wide mobile home situated on 1.81 acres. This 2 bedroom, 2 bathroom home offers a comfortable and functional layout, perfect for those seeking space, privacy, and affordability. Enjoy the quiet rural setting with plenty of room for gardening, outdoor activities, or future improvements. The property provides ample open space for parking, recreational use, or even adding additional structures. Whether you're looking for a primary residence, rental investment, or a weekend retreat, this property offers great potential. Experience the freedom of country living while still being within a convenient drive to nearby towns and amenities. Additional acreage available across the road. See MLS #142471.

17. 2026-03-30
    listed $69,900 Active 757-char remark

    Show marketing remark (757 chars)

    Peaceful country living awaits with this charming single-wide mobile home situated on 1.81 acres. This 2 bedroom, 2 bathroom home offers a comfortable and functional layout, perfect for those seeking space, privacy, and affordability. Enjoy the quiet rural setting with plenty of room for gardening, outdoor activities, or future improvements. The property provides ample open space for parking, recreational use, or even adding additional structures. Whether you're looking for a primary residence, rental investment, or a weekend retreat, this property offers great potential. Experience the freedom of country living while still being within a convenient drive to nearby towns and amenities. Additional acreage available across the road. See MLS #142471.

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,219
• − Mortgage interest: −$3,859
• − Property taxes: −$1,034
• − Insurance: −$344
• − Repairs & maintenance: −$898
• − Management: −$898
• − Depreciation: −$2,004
• Taxable income: $2,182
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $2,625/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.

Condition & rehab AI · 4 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to improve its condition and increase its resale and rental value.

Repairs flagged

• Major roof — The roof appears to be old and possibly leaking.
• Major exterior siding — The exterior siding is in poor condition, with visible wear and tear.
• Major paint — The paint is peeling and in poor condition.
• Major HVAC/mechanicals — No visible signs of recent maintenance or updates.
• Major landscaping — The landscaping is overgrown and unkempt.
• Major windows — No windows are visible in the photos, but the overall condition suggests they may be in poor shape.
• Major interior walls — No interior walls or paint are visible in the photos, but the exterior condition suggests the interior may be in poor condition.
• Major foundation/structure — No foundation or structural issues are visible in the photos, but the overall condition suggests they may be in poor shape.

Value-add opportunities

• Both roof replacement — Re-roofing would significantly improve the home's appearance and functionality.
• Both exterior siding and paint — Updating the exterior siding and paint would improve the home's curb appeal and functionality.
• Both HVAC system upgrade — Upgrading the HVAC system would improve comfort and energy efficiency.
• Both landscaping and curb appeal — A well-maintained landscape would improve the home's curb appeal and functionality.
• Both interior updates — Updating the interior walls and paint would improve the home's functionality and appearance.
• Both foundation and structural repairs — Repairing the foundation and structural issues would improve the home's functionality and safety.
• Both windows — Updating the windows would improve the home's functionality and appearance.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be old and possibly leaking.	Major	$15,000–50,000
exterior siding · The exterior siding is in poor condition, with visible wear and tear.	Major	$15,000–50,000
paint · The paint is peeling and in poor condition.	Major	$15,000–50,000
HVAC/mechanicals · No visible signs of recent maintenance or updates.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and unkempt.	Major	$15,000–50,000
windows · No windows are visible in the photos, but the overall condition suggests they may be in poor shape.	Major	$15,000–50,000
interior walls · No interior walls or paint are visible in the photos, but the exterior condition suggests the interior may be in poor condition.	Major	$15,000–50,000
foundation/structure · No foundation or structural issues are visible in the photos, but the overall condition suggests they may be in poor shape.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both roof replacement — Re-roofing would significantly improve the home's appearance and functionality. ↑
• Both exterior siding and paint — Updating the exterior siding and paint would improve the home's curb appeal and functionality. ↑
• Both HVAC system upgrade — Upgrading the HVAC system would improve comfort and energy efficiency. ↑
• Both landscaping and curb appeal — A well-maintained landscape would improve the home's curb appeal and functionality. ↑
• Both interior updates — Updating the interior walls and paint would improve the home's functionality and appearance. ↑
• Both foundation and structural repairs — Repairing the foundation and structural issues would improve the home's functionality and safety. ↑
• Both windows — Updating the windows would improve the home's functionality and appearance. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ben Hill County
• NCES district ID: 1300360
• Math proficiency: 19% ▼ -6.00%
• Reading proficiency: 22% ▼ -2.00%
• Median HH income: $30,617
• Composite: 16.47/100
• National rank: #9186
• State rank: #145 of 174 in GA

Livability — Fitzgerald

• Score: 55/100
• State rank: #513
• US rank: #23277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,582

Population outlook (Ben Hill County) Hauer SSP2

• Today (2025): 16,426 people
• By 2030: 15,788 · -3.9%
• By 2040: 14,582 · -11.2%
• By 2050: 13,351 · -18.7%
• By 2075: 10,301 · -37.3%
• By 2100: 7,652 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Black 35% Hispanic / Latino 9% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Ben Hill

• 2024 margin: Solid R (+32.0) · D 33.8% · R 65.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -13.7pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+26.2 2016: R+27.6 2012: R+14.9 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.36%
• Current HPI: 200.1257
• 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

-1.4% since first listed

2 events — show timeline

• 2026-05-02 Price Changed $68,900 TBOR
• 2026-03-30 Listed $69,900 TBOR