245 Rodman Rd · Jesup, GA 31545

$122,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 46 Days on market

Built 2023 0.43 ac lot $78/sqft · 36% below area Est $189k · 36% under ↓ 36% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here we have a new 2022 Clayton manufactured home featuring 4 bedrooms and 2 full bathrooms situated on 0.43 of an acre. Inside, you will find an open concept kitchen with an expansive dining room on one side and a generous living area on the other. This home also offers split bedrooms for privacy away from the rest of the household. Move in with peace of mind knowing that there is a 1 year manufacturer's warranty along with a preventative termite treatment already in place. Call me or your agent today to come take a look! Very easy to show and qualifies for FHA or VA loans!

Key facts

• 0.43 acre lot
• Built 2023
• Listed 45 days

Property features AI

Finance

• HOA & community: Located in River Ridge subdivision

Exterior

• Parking: Driveway; Other parking
• Utilities: Septic tank
• Home design: Manufactured house; Single-family residential
• Construction: Vinyl siding; Other foundation details; Built as a manufactured home
• Exterior features: No notable exterior features listed; No fencing; Shingle roof

Interior

• Kitchen: Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Electric water heater; No fireplace; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $122k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $118k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.5% 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: schools F, amenities F, commute F.
• 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.
• Market conditions: 172 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 163 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $118,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 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?
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: 1.30% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.34%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (median comp): $189,248
• List price: $122,000
• Delta: -35.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Amber Dr	0.59mi	3/2.0	1,568 (0%)	15mo	$189,000	$121	60
492 Riverside Cir	0.63mi	3/2.0	1,456 (-7%)	11mo	$179,000	$123	49

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: 7.4%
• Equity multiple: 1.29×
• Total profit: $9,844
• Equity at exit: $18,191

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $46,682
• Equity at exit: $10,548

Cash invested: $34,160 (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 31545

• Home prices YoY: -6.4%
• Active inventory: 172
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$100 /mo · $1,204/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $465

Break-even live

Break-even rent $1,001

Max offer price $122,000

Occupancy floor 66%

Sensitivity live

Price	-10% $534	-5% $500	+0% $465	+5% $431	+10% $396
Rent	-10% $339	-5% $402	+0% $465	+5% $528	+10% $591
Rate	-1.0pp $527	-0.5pp $496	base $465	+0.5pp $433	+1.0pp $401

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
534 Shrine Club Rd Jesup, GA	3.0	2.5	1216	$1,650	$1.36	44d	1	0.20mi
414 Killingsworth Rd Jesup, GA	2.0	2.0	1384	$1,300	$0.94	44d	1	1.12mi

Listing history 28 events

1. 2026-06-19
   days on market $122,000 Active 46 DOM
2. 2026-06-18
   days on market $122,000 Active 45 DOM
3. 2026-06-17
   days on market $122,000 Active 44 DOM
4. 2026-06-16
   days on market $122,000 Active 43 DOM
5. 2026-06-15
   days on market $122,000 Active 42 DOM
6. 2026-06-14
   days on market $122,000 Active 40 DOM
7. 2026-06-13
   days on market $122,000 Active 39 DOM
8. 2026-06-10
   days on market $122,000 Active 37 DOM
9. 2026-06-09
   days on market $122,000 Active 36 DOM
10. 2026-06-09
    price $122,000 Active 35 DOM
11. 2026-06-08
    days on market $132,000 Active 35 DOM
12. 2026-06-07
    days on market $132,000 Active 34 DOM
13. 2026-06-05
    days on market $132,000 Active 31 DOM
14. 2026-06-02
    days on market $132,000 Active 29 DOM
15. 2026-06-01
    days on market $132,000 Active 28 DOM
16. 2026-05-31
    days on market $132,000 Active 27 DOM
17. 2026-05-30
    days on market $132,000 Active 26 DOM
18. 2026-05-03
    listed $132,000 Active 642-char remark
19. 2024-07-28
    historical $1,850
20. 2024-07-09
    price $1,850
21. 2024-06-28
    price $1,925
22. 2024-06-03
    listed $2,000
23. 2023-06-12
    soldstatus $200,000 Closed 581-char remark

    Show marketing remark (581 chars)

    Here we have a new 2022 Clayton manufactured home featuring 4 bedrooms and 2 full bathrooms situated on 0.43 of an acre. Inside, you will find an open concept kitchen with an expansive dining room on one side and a generous living area on the other. This home also offers split bedrooms for privacy away from the rest of the household. Move in with peace of mind knowing that there is a 1 year manufacturer's warranty along with a preventative termite treatment already in place. Call me or your agent today to come take a look! Very easy to show and qualifies for FHA or VA loans!

24. 2023-06-12
    soldstatus $200,000 Sold

    Show marketing remark (581 chars)

    Here we have a new 2022 Clayton manufactured home featuring 4 bedrooms and 2 full bathrooms situated on 0.43 of an acre. Inside, you will find an open concept kitchen with an expansive dining room on one side and a generous living area on the other. This home also offers split bedrooms for privacy away from the rest of the household. Move in with peace of mind knowing that there is a 1 year manufacturer's warranty along with a preventative termite treatment already in place. Call me or your agent today to come take a look! Very easy to show and qualifies for FHA or VA loans!

25. 2023-05-13
    status Under Contract

    Show marketing remark (581 chars)

    Here we have a new 2022 Clayton manufactured home featuring 4 bedrooms and 2 full bathrooms situated on 0.43 of an acre. Inside, you will find an open concept kitchen with an expansive dining room on one side and a generous living area on the other. This home also offers split bedrooms for privacy away from the rest of the household. Move in with peace of mind knowing that there is a 1 year manufacturer's warranty along with a preventative termite treatment already in place. Call me or your agent today to come take a look! Very easy to show and qualifies for FHA or VA loans!

26. 2023-05-13
    status Pending 581-char remark

    Show marketing remark (581 chars)

    Here we have a new 2022 Clayton manufactured home featuring 4 bedrooms and 2 full bathrooms situated on 0.43 of an acre. Inside, you will find an open concept kitchen with an expansive dining room on one side and a generous living area on the other. This home also offers split bedrooms for privacy away from the rest of the household. Move in with peace of mind knowing that there is a 1 year manufacturer's warranty along with a preventative termite treatment already in place. Call me or your agent today to come take a look! Very easy to show and qualifies for FHA or VA loans!

27. 2023-04-20
    listed $189,900 Active 581-char remark

    Show marketing remark (581 chars)

    Here we have a new 2022 Clayton manufactured home featuring 4 bedrooms and 2 full bathrooms situated on 0.43 of an acre. Inside, you will find an open concept kitchen with an expansive dining room on one side and a generous living area on the other. This home also offers split bedrooms for privacy away from the rest of the household. Move in with peace of mind knowing that there is a 1 year manufacturer's warranty along with a preventative termite treatment already in place. Call me or your agent today to come take a look! Very easy to show and qualifies for FHA or VA loans!

28. 2023-04-20
    listed $189,900 New

    Show marketing remark (581 chars)

    Here we have a new 2022 Clayton manufactured home featuring 4 bedrooms and 2 full bathrooms situated on 0.43 of an acre. Inside, you will find an open concept kitchen with an expansive dining room on one side and a generous living area on the other. This home also offers split bedrooms for privacy away from the rest of the household. Move in with peace of mind knowing that there is a 1 year manufacturer's warranty along with a preventative termite treatment already in place. Call me or your agent today to come take a look! Very easy to show and qualifies for FHA or VA loans!

ⓘ 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: $1,204 · $100/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥111°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: $19,078
• − Mortgage interest: −$6,834
• − Property taxes: −$1,204
• − Insurance: −$610
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$3,549
• Taxable income: $3,829
• Est. tax owed @ 24.0%: −$919
• After-tax cash flow: $4,662/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: 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

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

• City population: 1,050
• Population (ZIP): 16,057

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%

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%

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

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

-35.8% since first listed

12 events — show timeline

• 2026-06-09 Price Changed $122,000 HABR
• 2026-05-03 Listed $132,000 HABR
• 2024-07-28 Rental Removed $1,850 APPFOLIO
• 2024-07-09 Price Changed $1,850 APPFOLIO
• 2024-06-28 Price Changed $1,925 APPFOLIO
• 2024-06-03 Listed for Rent $2,000 APPFOLIO
• 2023-06-12 Sold (MLS) $200,000 GAMLS
• 2023-06-12 Sold (MLS) $200,000 HABR
• 2023-05-13 Pending — GAMLS
• 2023-05-13 Pending — HABR
• 2023-04-20 Listed $189,900 GAMLS
• 2023-04-20 Listed $189,900 HABR

Property tax history

+36.0%/yr

Latest (2025): $1,204 · +2.9% YoY. Source: county tax records.