140 SE Crosby Street St · Surrency, GA 31563

$175,000

3 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 2 Days on market

Built 2008 0.68 ac lot $89/sqft · 8% above area Est $161k · 8% over ↓ 38% 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).

• Cash flow +12.8/30.0
• Appreciation +6.0/10.0
• DSCR +3.8/10.0
• ARV discount +3.7/15.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Beautiful 2008 Clayton doublewide with approx 1960 heated square feet in Surrency, GA. Open Kit/Lvrm/Dining on nearly 3/4 ac lot. Massive main bedroom with double doors opening to the main bathroom. Indulge here in the garden tub and watch tv on ALL the shelving in front of you! Bathroom also includes separate shower, dual sinks, & privacy area. New carpet on other end of home. Large, redwood-colored front porch deck where you can enjoy rocking chairs and serenity of a small town. About an hour from the islands, & 30 mi from Ft Stewart or Plant Hatch. Shed with some storage. City water/sewer.

Key facts

• Covered front porch
• Ample counter space
• 0.70-acre lot

Tags

• 0.70-ACRE LOT
• OPEN-CONCEPT FLOOR PLAN
• COZY FIREPLACE
• ABUNDANT CABINETRY
• AMPLE COUNTER SPACE
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-15 ($-183/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (25.8% below list).
• Recommended offer: $130k (25.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#385 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D, crime F.
• Appling County (town): math 35% / reading 30% proficiency, ranked #84 of 174 in GA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 4 units permitted in Appling County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.0% local appreciation)).
• Appling County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,853 (25.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.74% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

• ARV (median comp): $161,468
• List price: $175,000
• Delta: 11.42%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

2.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.22×
• Total profit: $10,987
• Equity at exit: $69,073

10-year hold

• IRR: 7.8%
• Equity multiple: 2.06×
• Total profit: $52,104
• Equity at exit: $99,504

Cash invested: $49,000 (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 31563

• Home prices YoY: 1.9%
• Active inventory: 8
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-15

Break-even live

Break-even rent $1,318

Max offer price $172,302

Occupancy floor 96%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $175,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   pricedays on marketlisting id $175,000 Active 1 DOM
4. 2026-06-09
   days on market $179,900 Active 59 DOM
5. 2026-06-08
   days on market $179,900 Active 58 DOM
6. 2026-06-07
   days on market $179,900 Active 57 DOM
7. 2026-06-07
   days on market $179,900 Active 56 DOM
8. 2026-06-04
   days on market $179,900 Active 53 DOM
9. 2026-06-02
   days on market $179,900 Active 52 DOM
10. 2026-06-01
    days on market $179,900 Active 51 DOM
11. 2026-05-31
    days on market $179,900 Active 50 DOM
12. 2026-05-31
    days on market $179,900 Active 49 DOM
13. 2026-05-08
    price $179,900 614-char remark

    Show marketing remark (614 chars)

    Beautiful 2008 Clayton doublewide with approx 1960 heated square feet in Surrency, GA. Open Kit/Lvrm/Dining on nearly 3/4 ac lot. Massive main bedroom with double doors opening to the main bathroom. Indulge here in the garden tub and watch tv on ALL the shelving in front of you! Bathroom also includes separate shower, dual sinks, & privacy area. New carpet on other end of home. Large, redwood-colored front porch deck where you can enjoy rocking chairs and serenity of a small town. About an hour from the islands, & 30 mi from Ft Stewart or Plant Hatch. Shed with some storage. City water/sewer.

14. 2026-04-14
    price $189,900 614-char remark

    Show marketing remark (614 chars)

    Beautiful 2008 Clayton doublewide with approx 1960 heated square feet in Surrency, GA. Open Kit/Lvrm/Dining on nearly 3/4 ac lot. Massive main bedroom with double doors opening to the main bathroom. Indulge here in the garden tub and watch tv on ALL the shelving in front of you! Bathroom also includes separate shower, dual sinks, & privacy area. New carpet on other end of home. Large, redwood-colored front porch deck where you can enjoy rocking chairs and serenity of a small town. About an hour from the islands, & 30 mi from Ft Stewart or Plant Hatch. Shed with some storage. City water/sewer.

15. 2026-04-09
    listed $289,900 New 614-char remark

    Show marketing remark (614 chars)

    Beautiful 2008 Clayton doublewide with approx 1960 heated square feet in Surrency, GA. Open Kit/Lvrm/Dining on nearly 3/4 ac lot. Massive main bedroom with double doors opening to the main bathroom. Indulge here in the garden tub and watch tv on ALL the shelving in front of you! Bathroom also includes separate shower, dual sinks, & privacy area. New carpet on other end of home. Large, redwood-colored front porch deck where you can enjoy rocking chairs and serenity of a small town. About an hour from the islands, & 30 mi from Ft Stewart or Plant Hatch. Shed with some storage. City water/sewer.

ⓘ 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: $606 · $50/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$1,004/yr (+$84/mo · 165.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,582
• − Mortgage interest: −$9,803
• − Property taxes: −$606
• − Insurance: −$875
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$5,091
• Taxable loss: −$3,285
• Est. tax savings @ 24.0%: +$788
• After-tax cash flow: $605/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: Appling County
• NCES district ID: 1300060
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $36,536
• Composite: 27.02/100
• National rank: #7056
• State rank: #84 of 174 in GA

Livability — Surrency

• Score: 60/100
• State rank: #385
• US rank: #19368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Surrency, GA
• Population (ZIP): 1,376

Population outlook (Appling County) Hauer SSP2

• Today (2025): 18,311 people
• By 2030: 18,130 · -1.0%
• By 2040: 17,650 · -3.6%
• By 2050: 16,788 · -8.3%
• By 2075: 14,406 · -21.3%
• By 2100: 10,443 · -43.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 15% Hispanic / Latino 7% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 3% Other Asian/Pacific 1%

Political lean MEDSL · Appling

• 2024 margin: Solid R (+62.4) · D 18.7% · R 81.1%
• 2008→2024 swing: -16.1pp toward R · 2008: -46.3pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+57.0 2016: R+57.9 2012: R+49.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.00%
• Current HPI: 105.8169
• 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

-37.9% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $179,900 GAMLS
• 2026-04-14 Price Changed $189,900 GAMLS
• 2026-04-09 Listed $289,900 GAMLS

Property tax history

+5.8%/yr

Latest (2025): $606 · -5.3% YoY. Source: county tax records.