94 Thrasher Ln E · Jesup, GA 31545

$129,000

3 bd · 2.0 ba · 960 sqft · Manufactured · 204 Days on market

Manufactured home Built 2026 Excellent condition 8,712 sqft lot $134/sqft · 19% below area Est $159k · 19% under ↓ 10% 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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Condition / age +4.8/5.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -4.2

Listing remarks MLS

BRAND NEW! This Cavco Moultrie Iron Ranch 16603A single-wide manufactured home offering 3 bedrooms and 2 full baths with a modern, open-concept design. The fully equipped kitchen features stainless steel appliances, ample cabinetry, and a stylish decorative wood hood vent over the range. The primary bedroom includes an ensuite bathroom. The yard is partially fenced with a privacy wood fence, offering added outdoor enjoyment and functionality. A perfect option for buyers seeking quality, style, and affordability in a move-in-ready home. Enjoy easy access to restaurants and shopping, plus the Altamaha River public boat ramp is only about 7 minutes away. UTILITIES: Satilla Power, Community Water, Septic Tank. Easy to show! 94 Thrasher is home on the RIGHT in cue-de-sac.

Key facts

• Open-concept design
• Ensuite bathroom
• 8,712 sq ft lot

Tags

• OPEN-CONCEPT DESIGN
• FULLY EQUIPPED KITCHEN
• STAINLESS STEEL APPLIANCES
• DECORATIVE WOOD HOOD VENT
• ENSUITE BATHROOM
• PARTIALLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1 ($11/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 $113k (12.4% below list).
• Recommended offer: $113k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.1% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Jesup Elementary School (math 32% / reading 22%, grade F, #689 of 1,228 statewide, top 58%, 680 students, 75% FRL); Arthur Williams Middle School (math 33% / reading 39%, grade F, #178 of 470 statewide, top 39%, 650 students, 75% FRL); Wayne County High School (math 32% / reading 40%, grade F, #74 of 424 statewide, top 18%, 1,467 students, 75% FRL) — zoned schools average 75% FRL vs 60% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 218 active listings in the ZIP; lower-income renter base — watch delinquency; 163 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($44k/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 $892 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.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $112,960 (12.4% below list)

Questions for the listing agent

1. It's been on market 204 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. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $159,484
• List price: $129,000
• Delta: -19.11%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Barn Road Cir	0.27mi	3/2.0	1,152 (+20%)	15mo	$100,000	$87	50
1385 Old Doctortown Rd	0.45mi	3/2.0	1,189 (+24%)	16mo	$205,000	$172	41
16 Barn Road Cir	0.41mi	3/2.0	1,248 (+30%)	20mo	$130,000	$104	40
1271 Old Doctortown Rd	0.33mi	3/2.0	1,160 (+21%)	27mo	$230,000	$198	39
999 Cowboy Rd	1.95mi	2/1.0 (-1)	948 (-1%)	42mo	$100,000	$105	34
17 Jerold Jones Dr	1.49mi	2/2.0 (-1)	1,056 (+10%)	16mo	$95,000	$90	30
3850 Rayonier Rd	1.62mi	3/1.0	1,060 (+10%)	42mo	$123,000	$116	24
1015 Beechwood Dr	1.45mi	3/2.0	1,216 (+27%)	32mo	$105,000	$86	20
55 Jerold Jones Dr #7	1.55mi	2/2.0 (-1)	1,216 (+27%)	20mo	$93,000	$76	19
55 Jerold Jones Dr	1.52mi	2/2.0 (-1)	1,216 (+27%)	20mo	$93,000	$76	19
272 Riverside Dr	2.02mi	4/3.0 (+1)	1,064 (+11%)	25mo	$47,500	$45	18
2201 Beechwood Dr	1.91mi	2/2.0 (-1)	1,120 (+17%)	32mo	$135,000	$121	15

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-20,829
• Equity at exit: $19,234

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-17,994
• Equity at exit: $11,154

Cash invested: $36,120 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $93,000 ($93/sqft)
• Median days on market: 4 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +78.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31545

• Home prices YoY: -6.4%
• Active inventory: 218
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $1

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 95%

Sensitivity live

Price	-10% $90	-5% $45	+0% $1	+5% $-44	+10% $-88
Rent	-10% $-88	-5% $-44	+0% $1	+5% $46	+10% $90
Rate	-1.0pp $66	-0.5pp $34	base $1	+0.5pp $-33	+1.0pp $-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: $32,250
• Closing costs: $3,870
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $129,000 Active 204 DOM
2. 2026-08-07
   days on market $129,000 Active 203 DOM
3. 2026-08-06
   days on market $129,000 Active 202 DOM
4. 2026-08-05
   days on market $129,000 Active 201 DOM
5. 2026-08-04
   days on market $129,000 Active 200 DOM
6. 2026-08-03
   days on market $129,000 Active 199 DOM
7. 2026-07-31
   days on market $129,000 Active 196 DOM
8. 2026-07-29
   days on market $129,000 Active 194 DOM
9. 2026-07-27
   days on market $129,000 Active 192 DOM
10. 2026-07-25
    days on market $129,000 Active 190 DOM
11. 2026-07-23
    days on market $129,000 Active 188 DOM
12. 2026-07-22
    days on market $129,000 Active 187 DOM
13. 2026-07-21
    days on market $129,000 Active 186 DOM
14. 2026-07-18
    days on market $129,000 Active 183 DOM
15. 2026-07-16
    days on market $129,000 Active 181 DOM
16. 2026-07-16
    days on market $129,000 Active 180 DOM
17. 2026-07-14
    days on market $129,000 Active 179 DOM
18. 2026-07-13
    days on market $129,000 Active 178 DOM
19. 2026-07-12
    days on market $129,000 Active 177 DOM
20. 2026-07-11
    statusdays on market $129,000 Active 176 DOM
21. 2026-07-10
    days on market $129,000 Price Change 175 DOM
22. 2026-07-09
    pricestatusdays on market $129,000 Price Change 174 DOM
23. 2026-07-08
    days on market $134,900 Active 173 DOM
24. 2026-07-07
    days on market $134,900 Active 172 DOM
25. 2026-07-06
    days on market $134,900 Active 171 DOM
26. 2026-07-05
    days on market $134,900 Active 170 DOM
27. 2026-07-04
    days on market $134,900 Active 169 DOM
28. 2026-07-03
    days on market $134,900 Active 168 DOM
29. 2026-07-02
    days on market $134,900 Active 167 DOM
30. 2026-07-01
    days on market $134,900 Active 166 DOM
31. 2026-06-30
    days on market $134,900 Active 165 DOM
32. 2026-06-29
    days on market $134,900 Active 164 DOM
33. 2026-06-28
    days on market $134,900 Active 163 DOM
34. 2026-06-28
    days on market $134,900 Active 162 DOM
35. 2026-06-27
    days on market $134,900 Active 161 DOM
36. 2026-06-26
    days on market $134,900 Active 160 DOM
37. 2026-06-22
    days on market $134,900 Active 157 DOM
38. 2026-06-19
    days on market $134,900 Active 154 DOM
39. 2026-06-18
    days on market $134,900 Active 153 DOM
40. 2026-06-17
    days on market $134,900 Active 152 DOM
41. 2026-06-16
    days on market $134,900 Active 151 DOM
42. 2026-06-15
    days on market $134,900 Active 150 DOM
43. 2026-06-14
    days on market $134,900 Active 148 DOM
44. 2026-06-13
    days on market $134,900 Active 147 DOM
45. 2026-06-10
    days on market $134,900 Active 145 DOM
46. 2026-06-09
    days on market $134,900 Active 144 DOM
47. 2026-06-08
    days on market $134,900 Active 143 DOM
48. 2026-06-07
    days on market $134,900 Active 142 DOM
49. 2026-06-05
    days on market $134,900 Active 139 DOM
50. 2026-06-02
    days on market $134,900 Active 137 DOM

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

Taxation est. · year 1

• Rental income: $13,555
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$3,753
• Taxable loss: −$2,172
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $532/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

Excellent 95/100 None rehab

This move-in-ready Cavco Moultrie Iron Ranch 16603A single-wide manufactured home offers a modern, open-concept design with stainless steel appliances and ample cabinetry. The property is in excellent condition with a fenced yard and trees, making it an ideal option for buyers seeking quality, style, and affordability.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and outdoor enjoyment ↑
• Both Furniture — Improves living experience and resale value ↑
• Both Decor — Enhances aesthetic appeal and rental value ↑

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Jesup Elementary School F GA #689/1,228 Nat'l #28,475/41,679 Middle Arthur Williams Middle School F GA #178/470 Nat'l #7,206/14,009 High Wayne County High School F GA #74/424 Nat'l #9,405/17,239

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

C Composite livability gradescore 69/100

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

• County: Wayne · 28,891 people
• City population: 1,050
• Population (ZIP): 16,057
• Household income: $44,260
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 5% of renters

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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%

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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%

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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

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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

-10.1% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $134,900 HABR
• 2026-05-13 Price Changed $134,900 GAMLS
• 2026-05-13 Price Changed $134,900 GIAR
• 2026-04-22 Listed $139,000 HABR
• 2026-03-27 Price Changed $139,900 GAMLS
• 2026-03-27 Price Changed $139,900 GIAR
• 2026-02-17 Price Changed $145,000 GAMLS
• 2026-02-17 Price Changed $145,000 GIAR
• 2026-01-15 Listed $150,000 GIAR
• 2026-01-15 Listed $150,000 GAMLS