8184 Highway 196 West · Gumbranch, GA 31313

$223,800

4 bd · 2.0 ba · 1,475 sqft · SingleFamily · 180 Days on market

Built 2025 Good condition 1.00 ac lot $152/sqft · 22% below area Est $287k · 22% under ↓ 2% 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.0/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2025 "Marvel 4 Model" Manufactured Home. 1475 square foot 28 x 56 Length. Manufactured Home with 4 bedrooms and 2 bathrooms. City Water and City Sewer Access. It has a 4x4 built on site deck on the front steps. The sliding glass door has a 6x8 deck. It will also have masonry skirting. Property sits on 1 acre in a quiet, peaceful area of Liberty County. NO HOA's. NO Restrictions. Roughly 10 miles away from Fort Stewart gate 7.

Key facts

• Built on site deck
• City water
• Masonry skirting

Tags

• CITY WATER
• CITY SEWER ACCESS
• BUILT ON SITE DECK
• MASONRY SKIRTING
• 1 ACRE
• QUIET AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $224k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $33 ($399/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 $216k (3.6% below list).
• Recommended offer: $197k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.6% in Gumbranch — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 60/100 on livability (#365 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools F, crime D-, amenities F.
• Liberty County (urban): math 19% / reading 28% proficiency, ranked #133 of 174 in GA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.4%/yr); 612 active listings in the ZIP; 471 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Liberty County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,944 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D 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: 0.96% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $286,625
• List price: $223,800
• Delta: -21.92%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.41% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.54×
• Total profit: $-28,679
• Equity at exit: $33,369

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,304
• Equity at exit: $19,350

Cash invested: $62,664 (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 31313

• Home prices YoY: -27.1%
• Rents YoY: 5.4%
• Active inventory: 612
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,158 medium
• Mortgage (P&I): −$1,174
• Tax est. 1.5%: −$280 /mo · $3,357/yr
• Insurance: −$93
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $33

Break-even live

Break-even rent $2,116

Max offer price $223,800

Occupancy floor 93%

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: $55,950
• Closing costs: $6,714
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-04
   status Active 439-char remark

   Show marketing remark (439 chars)

   2025 "Marvel 4 Model" Manufactured Home. 1475 square foot 28 x 56 Length. Manufactured Home with 4 bedrooms and 2 bathrooms. City Water and City Sewer Access. It has a 4x4 built on site deck on the front steps. The sliding glass door has a 6x8 deck. It will also have masonry skirting. Property sits on 1 acre in a quiet, peaceful area of Liberty County. NO HOA's. NO Restrictions. Roughly 10 miles away from Fort Stewart gate 7.

2. 2026-05-01
   historical 439-char remark

   Show marketing remark (439 chars)

   2025 "Marvel 4 Model" Manufactured Home. 1475 square foot 28 x 56 Length. Manufactured Home with 4 bedrooms and 2 bathrooms. City Water and City Sewer Access. It has a 4x4 built on site deck on the front steps. The sliding glass door has a 6x8 deck. It will also have masonry skirting. Property sits on 1 acre in a quiet, peaceful area of Liberty County. NO HOA's. NO Restrictions. Roughly 10 miles away from Fort Stewart gate 7.

3. 2026-04-19
   price $223,800 439-char remark

   Show marketing remark (439 chars)

   2025 "Marvel 4 Model" Manufactured Home. 1475 square foot 28 x 56 Length. Manufactured Home with 4 bedrooms and 2 bathrooms. City Water and City Sewer Access. It has a 4x4 built on site deck on the front steps. The sliding glass door has a 6x8 deck. It will also have masonry skirting. Property sits on 1 acre in a quiet, peaceful area of Liberty County. NO HOA's. NO Restrictions. Roughly 10 miles away from Fort Stewart gate 7.

4. 2026-04-03
   price $223,900 439-char remark

   Show marketing remark (439 chars)

   2025 "Marvel 4 Model" Manufactured Home. 1475 square foot 28 x 56 Length. Manufactured Home with 4 bedrooms and 2 bathrooms. City Water and City Sewer Access. It has a 4x4 built on site deck on the front steps. The sliding glass door has a 6x8 deck. It will also have masonry skirting. Property sits on 1 acre in a quiet, peaceful area of Liberty County. NO HOA's. NO Restrictions. Roughly 10 miles away from Fort Stewart gate 7.

5. 2026-03-21
   price $224,000 439-char remark

   Show marketing remark (439 chars)

   2025 "Marvel 4 Model" Manufactured Home. 1475 square foot 28 x 56 Length. Manufactured Home with 4 bedrooms and 2 bathrooms. City Water and City Sewer Access. It has a 4x4 built on site deck on the front steps. The sliding glass door has a 6x8 deck. It will also have masonry skirting. Property sits on 1 acre in a quiet, peaceful area of Liberty County. NO HOA's. NO Restrictions. Roughly 10 miles away from Fort Stewart gate 7.

6. 2026-02-07
   status Active 439-char remark

   Show marketing remark (439 chars)

   2025 "Marvel 4 Model" Manufactured Home. 1475 square foot 28 x 56 Length. Manufactured Home with 4 bedrooms and 2 bathrooms. City Water and City Sewer Access. It has a 4x4 built on site deck on the front steps. The sliding glass door has a 6x8 deck. It will also have masonry skirting. Property sits on 1 acre in a quiet, peaceful area of Liberty County. NO HOA's. NO Restrictions. Roughly 10 miles away from Fort Stewart gate 7.

7. 2026-02-01
   historical 439-char remark

   Show marketing remark (439 chars)

   2025 "Marvel 4 Model" Manufactured Home. 1475 square foot 28 x 56 Length. Manufactured Home with 4 bedrooms and 2 bathrooms. City Water and City Sewer Access. It has a 4x4 built on site deck on the front steps. The sliding glass door has a 6x8 deck. It will also have masonry skirting. Property sits on 1 acre in a quiet, peaceful area of Liberty County. NO HOA's. NO Restrictions. Roughly 10 miles away from Fort Stewart gate 7.

8. 2025-11-17
   listed $229,000 Active 439-char remark

   Show marketing remark (439 chars)

   2025 "Marvel 4 Model" Manufactured Home. 1475 square foot 28 x 56 Length. Manufactured Home with 4 bedrooms and 2 bathrooms. City Water and City Sewer Access. It has a 4x4 built on site deck on the front steps. The sliding glass door has a 6x8 deck. It will also have masonry skirting. Property sits on 1 acre in a quiet, peaceful area of Liberty County. NO HOA's. NO Restrictions. Roughly 10 miles away from Fort Stewart gate 7.

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $25,900
• − Mortgage interest: −$12,536
• − Property taxes: −$3,357
• − Insurance: −$2,622
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − Depreciation: −$6,511
• Taxable loss: −$3,269
• Est. tax savings @ 24.0%: +$785
• After-tax cash flow: $1,184/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 · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with recent updates, making it a solid investment opportunity.

Value-add opportunities

• Both Landscaping — enhances curb appeal and property value
• Both Painting — fresh paint can make a big difference in appearance
• Both Landscaping — enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — enhances curb appeal and property value ↑
• Both Painting — fresh paint can make a big difference in appearance ↑
• Both Landscaping — enhances curb appeal and property value ↑

ⓘ 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: Liberty County
• NCES district ID: 1303300
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 28% ▼ -13.00%
• Median HH income: $43,911
• Composite: 20.2/100
• National rank: #8630
• State rank: #133 of 174 in GA

Livability — Gumbranch

• Score: 60/100
• State rank: #365
• US rank: #18664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Liberty County · 58,565 people
• City population: 42,838
• Metro: Hinesville, GA
• Population (ZIP): 42,838
• Household income: $60,233
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1693.0

Population outlook (Liberty County) Hauer SSP2

• Today (2025): 58,689 people
• By 2030: 57,670 · -1.7%
• By 2040: 55,750 · -5.0%
• By 2050: 54,155 · -7.7%
• By 2075: 58,947 · +0.4%
• By 2100: 66,919 · +14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 47% White 31% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Liberty

• 2024 margin: D (+17.4) · D 58.5% · R 41.0%
• 2008→2024 swing: -10.9pp toward R · 2008: 28.4pp · 2024: 17.4pp
• All cycles: 2024: D+17.4 2020: D+24.1 2016: D+21.2 2012: D+30.2 2008: D+28.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.50%
• Current HPI: 208.0927
• Rent YoY: ▲ 5.41%
• Metro: Hinesville, GA
• 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

-2.3% since first listed

8 events — show timeline

• 2026-05-04 Relisted — HABR
• 2026-05-01 Delisted — HABR
• 2026-04-19 Price Changed $223,800 HABR
• 2026-04-03 Price Changed $223,900 HABR
• 2026-03-21 Price Changed $224,000 HABR
• 2026-02-07 Relisted — HABR
• 2026-02-01 Delisted — HABR
• 2025-11-17 Listed $229,000 HABR