113 Riverview · Nunez, GA 30457

$79,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 71 Days on market

Built 2017 1.00 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Looking for space, privacy, and value? This well-maintained manufactured home in Soperton offers the perfect combination of comfort and opportunity. Featuring 3 bedrooms and 2 full bathrooms, this home is move-in ready and designed for everyday living. The kitchen comes equipped with cabinets and essential appliances, including a refrigerator, stove, and microwave-making your transition seamless. Step outside and enjoy 1 full acre of flat, cleared land (no trees)-a rare find that gives you endless possibilities for expansion, outdoor activities, or future projects. Highlights include reliable air conditioning unit, private water well (pump installed), open land with plenty of room for parking, gardening, or customization Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this property delivers affordability, flexibility, and room to grow. The property is sold as-is Don't miss your chance, schedule your showing today!

Key facts

• Open land
• 1 full acre
• Private water well

Tags

• 1 FULL ACRE
• PRIVATE WATER WELL
• RELIABLE AIR CONDITIONING UNIT
• OPEN LAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#540 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D, schools F, crime D-.
• Treutlen County (rural): math 25% / reading 24% proficiency, ranked #129 of 174 in GA (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP.

Forward outlook

• In year one you build about $942 of equity ($552 loan paydown + $390 appreciation (0.5% local appreciation)).
• Treutlen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $80k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. Crime grade is D 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?
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: 1.81% ✓
• Cap rate: 16.14%
• Cash-on-cash: 35.18%
• DSCR: 2.57
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.8%
• Equity multiple: 2.84×
• Total profit: $41,264
• Equity at exit: $25,169

10-year hold

• IRR: 39.5%
• Equity multiple: 5.57×
• Total profit: $102,259
• Equity at exit: $31,873

Cash invested: $22,372 (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 30457

• Home prices YoY: 0.4%
• Active inventory: 22
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $656

Break-even live

Break-even rent $616

Max offer price $79,900

Occupancy floor 50%

Sensitivity live

Price	-10% $701	-5% $678	+0% $656	+5% $633	+10% $611
Rent	-10% $542	-5% $599	+0% $656	+5% $713	+10% $770
Rate	-1.0pp $696	-0.5pp $676	base $656	+0.5pp $635	+1.0pp $614

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $79,900 Active 71 DOM
2. 2026-06-19
   days on market $79,900 Active 69 DOM
3. 2026-06-18
   days on market $79,900 Active 68 DOM
4. 2026-06-17
   days on market $79,900 Active 67 DOM
5. 2026-06-16
   days on market $79,900 Active 66 DOM
6. 2026-06-15
   days on market $79,900 Active 65 DOM
7. 2026-06-14
   days on market $79,900 Active 63 DOM
8. 2026-06-12
   days on market $79,900 Active 62 DOM
9. 2026-06-09
   days on market $79,900 Active 59 DOM
10. 2026-06-08
    days on market $79,900 Active 58 DOM
11. 2026-06-07
    days on market $79,900 Active 57 DOM
12. 2026-06-07
    days on market $79,900 Active 56 DOM
13. 2026-06-04
    days on market $79,900 Active 53 DOM
14. 2026-06-02
    days on market $79,900 Active 52 DOM
15. 2026-06-01
    days on market $79,900 Active 51 DOM
16. 2026-05-31
    statusdays on market $79,900 Active 50 DOM
17. 2026-05-31
    days on market $79,900 Price Change 49 DOM
18. 2026-04-12
    listed $110,000 Active
19. 2026-04-10
    listed $110,000 New 985-char remark

    Show marketing remark (985 chars)

    Looking for space, privacy, and value? This well-maintained manufactured home in Soperton offers the perfect combination of comfort and opportunity. Featuring 3 bedrooms and 2 full bathrooms, this home is move-in ready and designed for everyday living. The kitchen comes equipped with cabinets and essential appliances, including a refrigerator, stove, and microwave-making your transition seamless. Step outside and enjoy 1 full acre of flat, cleared land (no trees)-a rare find that gives you endless possibilities for expansion, outdoor activities, or future projects. Highlights include reliable air conditioning unit, private water well (pump installed), open land with plenty of room for parking, gardening, or customization Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this property delivers affordability, flexibility, and room to grow. The property is sold as-is Don't miss your chance, schedule your showing today!

20. 2024-04-22
    soldstatus $50,000 Sold
21. 2024-04-12
    status Under Contract
22. 2024-04-01
    price $69,900
23. 2024-02-07
    price $93,000
24. 2023-12-14
    price $96,000
25. 2023-11-13
    listed $99,000 New
26. 2022-02-08
    soldstatus $55,000 Sold
27. 2022-01-18
    status Under Contract
28. 2022-01-16
    status Active
29. 2022-01-13
    historical
30. 2021-11-24
    status Under Contract
31. 2021-09-20
    price $55,000
32. 2021-08-24
    price $65,000
33. 2021-07-07
    listed $75,000 New

ⓘ 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: $417 · $35/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$318/yr (+$27/mo · 76.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,360
• − Mortgage interest: −$4,476
• − Property taxes: −$417
• − Insurance: −$400
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$2,324
• Taxable income: $6,966
• Est. tax owed @ 24.0%: −$1,672
• After-tax cash flow: $6,198/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: Treutlen County
• NCES district ID: 1305100
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $37,009
• Composite: 20.41/100
• National rank: #8585
• State rank: #129 of 174 in GA

Livability — Nunez

• Score: 54/100
• State rank: #540
• US rank: #23975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,440

Population outlook (Treutlen County) Hauer SSP2

• Today (2025): 6,520 people
• By 2030: 6,380 · -2.1%
• By 2040: 5,998 · -8.0%
• By 2050: 5,627 · -13.7%
• By 2075: 4,922 · -24.5%
• By 2100: 4,345 · -33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 35% Two or more races 4%
• Common ancestry: Italian 2% Portuguese 1% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Treutlen

• 2024 margin: Solid R (+44.4) · D 27.7% · R 72.1%
• 2008→2024 swing: -20.2pp toward R · 2008: -24.2pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+37.3 2016: R+35.1 2012: R+21.1 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.49%
• Current HPI: 133.5377
• 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

+46.7% since first listed

16 events — show timeline

• 2026-04-12 Listed $110,000 MGMLS
• 2026-04-10 Listed $110,000 GAMLS
• 2024-04-22 Sold (MLS) $50,000 GAMLS
• 2024-04-12 Pending — GAMLS
• 2024-04-01 Price Changed $69,900 GAMLS
• 2024-02-07 Price Changed $93,000 GAMLS
• 2023-12-14 Price Changed $96,000 GAMLS
• 2023-11-13 Listed $99,000 GAMLS
• 2022-02-08 Sold (MLS) $55,000 GAMLS
• 2022-01-18 Pending — GAMLS
• 2022-01-16 Relisted — GAMLS
• 2022-01-13 Listing Removed — GAMLS
• 2021-11-24 Pending — GAMLS
• 2021-09-20 Price Changed $55,000 GAMLS
• 2021-08-24 Price Changed $65,000 GAMLS
• 2021-07-07 Listed $75,000 GAMLS

Property tax history

+26.2%/yr

Latest (2025): $417 · -0.1% YoY. Source: county tax records.