205 Rushing St · Richmond Hill, GA 31324

$179,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 35 Days on market

Built 2001 6,970 sqft lot $143/sqft · 20% below area Est $223k · 20% under

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Why this score? — see what drove the B 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOME IS NOW VACANT AND READY FOR A NEW OWNER. GREAT STARTER HOME OR INVESTMENT. 3 BR, 2 BATHS SPILT FLOOR PLAN. HOME IS IN GOOD CONDITION WITH A FEW MINOR REPAIRS NOTED, BUT SOLD AS IS. ALL APPLIANCES REMAIN. GARAGE DOOR WILL BE REPLACED PRIOR TO CLOSING. LOCATED IN THE HEART OF RICHMOND HILL. CLOSE TO SHOPPING, PARK AND RESTAURANTS.

Key facts

• Large living room
• Prime location
• No hoa

Tags

• PRIME LOCATION
• NO HOA
• 4 YEAR OLD ROOF
• 4 YEAR OLD HVAC UNITS
• LARGE LIVING ROOM
• BREAKFAST BAR

Property features AI

Exterior

• Parking: Detached off-street garage (1 car)
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-story mobile home; Residential property
• Construction: Brick and vinyl siding exterior
• Exterior features: Deck; Front porch; Paved road

Interior

• Kitchen: Oven; Range; Range hood; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Breakfast bar; Ceiling fan(s); Has view
• Laundry & utility: Laundry room with washer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.1% in Richmond Hill — 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 (#122 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, schools B+; Watch: amenities F, commute F, health & safety F.
• Bryan County (rural): math 49% / reading 53% proficiency, ranked #14 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.2%/yr); 482 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 510 units permitted in Bryan County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Bryan County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago 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.
• Current owner paid $71k; list at $179k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.38%
• DSCR: 1.64
• GRM: 7.0

CMA / ARV

• ARV (median comp): $223,000
• List price: $179,000
• Delta: -19.73%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
285 Rushing St	0.04mi	3/2.0	1,248 (0%)	14mo	$125,000	$100	87
175 Carter St	0.12mi	4/2.0 (+1)	1,296 (+4%)	5mo	$225,000	$174	79
262 Camellia St	0.29mi	3/2.0	1,344 (+8%)	3mo	$223,000	$166	71

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $7,430
• Equity at exit: $26,689

10-year hold

• IRR: 12.6%
• Equity multiple: 1.96×
• Total profit: $48,363
• Equity at exit: $15,477

Cash invested: $50,120 (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 →

ZIP-level market 31324

• Home prices YoY: -30.8%
• Rents YoY: 2.2%
• Active inventory: 482
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,130 high
• Mortgage (P&I): −$939
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $601

Break-even live

Break-even rent $1,370

Max offer price $179,000

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
685 Rushing St Richmond Hill, GA	3.0	2.0	1016	$1,950	$1.92	23d	1	0.26mi
127 Laurel St Richmond Hill, GA	3.0	1.0	1362	$1,350	$0.99	44d	1	0.49mi
185 Willow Oak Dr Richmond Hill, GA	4.0	2.0	1369	$2,100	$1.53	44d	1	0.62mi
120 Willow Oak Dr Richmond Hill, GA	3.0	2.5	1332	$2,250	$1.69	44d	1	0.66mi
20 Evergreen Oak Dr Richmond Hill, GA	3.0	2.0	1338	$1,975	$1.48	44d	1	0.67mi
50 Blue Oak Dr Richmond Hill, GA	3.0	2.0	1314	$2,000	$1.52	23d	1	0.68mi
53 Dorsey Dr Richmond Hill, GA	3.0	2.5	1442	$2,100	$1.46	23d	1	0.69mi
240 Canyon Oak Loop Unit 1 Richmond Hill, GA	3.0	2.5	1393	$1,850	$1.33	44d	1	0.70mi
96 Stafford Loop Richmond Hill, GA	3.0	2.5	1442	$2,150	$1.49	14d	1	0.76mi
85 Red Oak Dr Richmond Hill, GA	3.0	2.0	1193	$2,100	$1.76	44d	1	0.76mi
154 Heartwood AVE Richmond Hill, GA	1.0–3.0	1.0–2.0	1012	$2,886	$2.85	14d	70	1.36mi

Listing history 19 events

1. 2026-06-13
   statusdays on market $179,000 Pending 35 DOM
2. 2026-06-10
   days on market $179,000 Active 33 DOM
3. 2026-06-09
   days on market $179,000 Active 32 DOM
4. 2026-06-08
   days on market $179,000 Active 31 DOM
5. 2026-06-07
   days on market $179,000 Active 30 DOM
6. 2026-06-05
   days on market $179,000 Active 27 DOM
7. 2026-06-03
   days on market $179,000 Active 26 DOM
8. 2026-06-02
   days on market $179,000 Active 25 DOM
9. 2026-06-01
   days on market $179,000 Active 24 DOM
10. 2026-05-31
    days on market $179,000 Active 23 DOM
11. 2026-05-30
    days on market $179,000 Active 22 DOM
12. 2026-05-16
    status Active 944-char remark
13. 2026-05-12
    status Pending 944-char remark
14. 2026-05-04
    listed $179,000 Active 944-char remark
15. 2017-03-07
    soldstatus $71,000
16. 2017-01-31
    soldstatus $71,000 335-char remark

    Show marketing remark (335 chars)

    HOME IS NOW VACANT AND READY FOR A NEW OWNER. GREAT STARTER HOME OR INVESTMENT. 3 BR, 2 BATHS SPILT FLOOR PLAN. HOME IS IN GOOD CONDITION WITH A FEW MINOR REPAIRS NOTED, BUT SOLD AS IS. ALL APPLIANCES REMAIN. GARAGE DOOR WILL BE REPLACED PRIOR TO CLOSING. LOCATED IN THE HEART OF RICHMOND HILL. CLOSE TO SHOPPING, PARK AND RESTAURANTS.

17. 2015-03-09
    listed $79,850 335-char remark

    Show marketing remark (335 chars)

    HOME IS NOW VACANT AND READY FOR A NEW OWNER. GREAT STARTER HOME OR INVESTMENT. 3 BR, 2 BATHS SPILT FLOOR PLAN. HOME IS IN GOOD CONDITION WITH A FEW MINOR REPAIRS NOTED, BUT SOLD AS IS. ALL APPLIANCES REMAIN. GARAGE DOOR WILL BE REPLACED PRIOR TO CLOSING. LOCATED IN THE HEART OF RICHMOND HILL. CLOSE TO SHOPPING, PARK AND RESTAURANTS.

18. 2015-03-09
    listed $79,850

    Show marketing remark (335 chars)

    HOME IS NOW VACANT AND READY FOR A NEW OWNER. GREAT STARTER HOME OR INVESTMENT. 3 BR, 2 BATHS SPILT FLOOR PLAN. HOME IS IN GOOD CONDITION WITH A FEW MINOR REPAIRS NOTED, BUT SOLD AS IS. ALL APPLIANCES REMAIN. GARAGE DOOR WILL BE REPLACED PRIOR TO CLOSING. LOCATED IN THE HEART OF RICHMOND HILL. CLOSE TO SHOPPING, PARK AND RESTAURANTS.

19. 2008-08-05
    soldstatus $75,000

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$822/yr (+$69/mo · 99.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 19 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: $25,561
• − Mortgage interest: −$10,027
• − Property taxes: −$825
• − Insurance: −$895
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$5,207
• Taxable income: $4,517
• Est. tax owed @ 24.0%: −$1,084
• After-tax cash flow: $6,125/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: Bryan County
• NCES district ID: 1300570
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $64,465
• Composite: 44.99/100
• National rank: #2701
• State rank: #14 of 174 in GA

Livability — Richmond Hill

• Score: 69/100
• State rank: #122
• US rank: #8778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond Hill, GA
• County: Bryan County · 37,406 people
• City population: 37,406
• Metro: Savannah, GA
• Population (ZIP): 37,406
• Household income: $122,378
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 562.0

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 45,980 people
• By 2030: 51,583 · +12.2%
• By 2040: 63,184 · +37.4%
• By 2050: 75,400 · +64.0%
• By 2075: 105,363 · +129.1%
• By 2100: 124,959 · +171.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 9% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+36.3) · D 31.6% · R 67.9%
• 2008→2024 swing: +6.3pp toward D · 2008: -42.6pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+35.2 2016: R+43.2 2012: R+43.6 2008: R+42.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.54%
• Current HPI: 215.1789
• Rent YoY: ▲ 2.17%
• Metro: Savannah, 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

+138.7% since first listed

9 events — show timeline

• 2026-06-12 Pending — Hive MLS
• 2026-05-16 Relisted — Hive MLS
• 2026-05-12 Pending — Hive MLS
• 2026-05-04 Listed $179,000 Hive MLS
• 2017-03-07 Sold (Public Records) $71,000 Public Records
• 2017-01-31 Sold (MLS) $71,000 Hive MLS
• 2015-03-09 Listed $79,850 Hive MLS
• 2015-03-09 Listed $79,850 Hive MLS
• 2008-08-05 Sold (Public Records) $75,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $825 · -1.6% YoY. Source: county tax records.