67 Longleaf Rd · Hazlehurst, GA 31539

$205,000

4 bd · 2.0 ba · 1,560 sqft · SingleFamily · 77 Days on market

Built 2026 2.00 ac lot $131/sqft · 6% below area Est $218k · 6% under

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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 +10.1/15.0
• Appreciation +10.0/10.0
• Cash flow +5.8/30.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Welcome home to peaceful country living! This brand-new 2026 4BR/2BA Live Oak Telford mobile home sits on 2 acres and is finished off with a custom stucco border for a clean, elevated look. Inside, you'll find a spacious open-concept layout with modern finishes, a well-appointed kitchen with ample cabinetry, and a split-bedroom floor plan offering both privacy and functionality. The primary suite features a private bath and generous closet space, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy the freedom of wide-open space with plenty of room to spread out, entertain, or simply relax. Conveniently located just minutes from the Ocmulgee River, this property offers the perfect blend of comfort, space, and country charm.

Key facts

• Private bath
• Custom stucco border
• Open-concept layout

Tags

• CUSTOM STUCCO BORDER
• OPEN-CONCEPT LAYOUT
• WELL-APPOINTED KITCHEN
• SPLIT-BEDROOM FLOOR PLAN
• PRIVATE BATH
• GENEROUS CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-406 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (28.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (37.6% below list).
• Recommended offer: $128k (37.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#304 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Jeff Davis County (town): math 37% / reading 27% proficiency, ranked #88 of 174 in GA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 50 active listings in the ZIP; 10 units permitted in Jeff Davis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Jeff Davis County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Recommended offer $127,876 (37.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.62% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.50%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

• ARV (median comp): $217,602
• List price: $205,000
• Delta: -5.79%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Longleaf Rd	0.04mi	3/2.0 (-1)	1,536 (-2%)	9mo	$199,000	$130	83

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.49×
• Total profit: $85,778
• Equity at exit: $184,680

10-year hold

• IRR: 17.1%
• Equity multiple: 5.76×
• Total profit: $273,000
• Equity at exit: $398,270

Cash invested: $57,400 (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 31539

• Home prices YoY: 4.7%
• Active inventory: 50
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-406

Break-even live

Break-even rent $1,793

Max offer price $146,180

Occupancy floor —

Sensitivity live

Price	-10% $-265	-5% $-336	+0% $-406	+5% $-477	+10% $-548
Rent	-10% $-508	-5% $-457	+0% $-406	+5% $-356	+10% $-305
Rate	-1.0pp $-303	-0.5pp $-354	base $-406	+0.5pp $-460	+1.0pp $-514

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   statusdays on market $205,000 Under Contract 77 DOM
2. 2026-06-18
   days on market $205,000 Active 75 DOM
3. 2026-06-17
   days on market $205,000 Active 74 DOM
4. 2026-06-16
   days on market $205,000 Active 73 DOM
5. 2026-06-15
   days on market $205,000 Active 72 DOM
6. 2026-06-13
   days on market $205,000 Active 70 DOM
7. 2026-06-12
   days on market $205,000 Active 69 DOM
8. 2026-06-09
   days on market $205,000 Active 66 DOM
9. 2026-06-08
   days on market $205,000 Active 65 DOM
10. 2026-06-07
    days on market $205,000 Active 64 DOM
11. 2026-06-07
    days on market $205,000 Active 63 DOM
12. 2026-06-04
    days on market $205,000 Active 60 DOM
13. 2026-06-02
    days on market $205,000 Active 59 DOM
14. 2026-06-01
    days on market $205,000 Active 58 DOM
15. 2026-05-31
    days on market $205,000 Active 57 DOM
16. 2026-05-31
    days on market $205,000 Active 56 DOM
17. 2026-03-27
    listed $205,000 New 774-char remark

    Show marketing remark (774 chars)

    Welcome home to peaceful country living! This brand-new 2026 4BR/2BA Live Oak Telford mobile home sits on 2 acres and is finished off with a custom stucco border for a clean, elevated look. Inside, you'll find a spacious open-concept layout with modern finishes, a well-appointed kitchen with ample cabinetry, and a split-bedroom floor plan offering both privacy and functionality. The primary suite features a private bath and generous closet space, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy the freedom of wide-open space with plenty of room to spread out, entertain, or simply relax. Conveniently located just minutes from the Ocmulgee River, this property offers the perfect blend of comfort, space, and country charm.

ⓘ 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: $15,345
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$5,964
• Taxable loss: −$8,657
• Est. tax savings @ 24.0%: +$2,078
• After-tax cash flow: $-2,800/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: Jeff Davis County
• NCES district ID: 1303000
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $35,039
• Composite: 26.48/100
• National rank: #7210
• State rank: #88 of 174 in GA

Livability — Hazlehurst

• Score: 62/100
• State rank: #304
• US rank: #16301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,117

Population outlook (Jeff Davis County) Hauer SSP2

• Today (2025): 14,544 people
• By 2030: 14,298 · -1.7%
• By 2040: 13,871 · -4.6%
• By 2050: 13,488 · -7.3%
• By 2075: 12,622 · -13.2%
• By 2100: 12,020 · -17.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 14% Hispanic / Latino 14% Two or more races 12%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1% Cuban 3%
• Common ancestry: Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Jeff Davis

• 2024 margin: Solid R (+68.3) · D 15.7% · R 84.0%
• 2008→2024 swing: -20.7pp toward R · 2008: -47.6pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+63.5 2016: R+62.9 2012: R+51.1 2008: R+47.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.92%
• Current HPI: 245.3619
• 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 event — show timeline

• 2026-03-27 Listed $205,000 GAMLS