2101 Albert Gibson Rd · Waynesville, GA 31543

$225,000

4 bd · 3.0 ba · 2,688 sqft · Manufactured public records · 260 Days on market

Built 2023 1.22 ac lot $84/sqft · 20% below area Est $283k · 20% under

---

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 +15.0/15.0
• Appreciation +7.9/10.0
• Cash flow +6.1/30.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0

Listing remarks MLS

Take a walk through this beautiful home in Brantley County Ga. This home features 4 bedrooms, 3 bath withan open concept kitchen and living space along with a separate living space. Taking advantage of all of the over 2,600 sq ftwith even a open dining area laundry and mud room. Don't miss out on this great home just minutes away from shopping, beaches and beautiful downtown Brunswick, GA.

Key facts

• 1.22 acre lot
• Built 2023
• Listed 259 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-421 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (36.2% below list).
• Recommended offer: $144k (36.2% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 2.9% in Waynesville — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Brantley County (rural): math 48% / reading 43% proficiency, ranked #26 of 174 in GA (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Waynesville Primary School (math 67% / reading 37%, grade C-, #227 of 1,228 statewide, top 19%, 438 students, 71% FRL); Brantley County Middle School (math 37% / reading 42%, grade F, #147 of 470 statewide, top 33%, 530 students, 71% FRL); Brantley County High School (math 33% / reading 27%, grade F, #135 of 424 statewide, top 32%, 902 students, 70% FRL).
• Market conditions: 44 active listings in the ZIP; 49 units permitted in Brantley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($2k loan paydown + $13k appreciation (5.9% local appreciation)).
• Brantley County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $225k implies a 650% 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; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,507 (36.2% 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 260 days. Have you received any prior offers? Is the seller open to a 36% 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. 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: 0.64% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.02%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (median comp): $282,817
• List price: $225,000
• Delta: -20.44%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Dusty Trl	0.67mi	4/2.0	2,432 (-10%)	12mo	$285,000	$117	39

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

Projected returns pro-forma

5.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.58×
• Total profit: $36,813
• Equity at exit: $140,015

10-year hold

• IRR: 10.2%
• Equity multiple: 3.06×
• Total profit: $129,690
• Equity at exit: $252,685

Cash invested: $63,000 (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 31543

• Home prices YoY: 3.7%
• Active inventory: 44
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-421

Break-even live

Break-even rent $1,968

Max offer price $164,049

Occupancy floor —

Sensitivity live

Price	-10% $-266	-5% $-343	+0% $-421	+5% $-499	+10% $-577
Rent	-10% $-535	-5% $-478	+0% $-421	+5% $-365	+10% $-308
Rate	-1.0pp $-308	-0.5pp $-364	base $-421	+0.5pp $-480	+1.0pp $-539

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $225,000 Active 260 DOM
2. 2026-06-21
   days on market $225,000 Active 259 DOM
3. 2026-06-21
   days on market $225,000 Active 258 DOM
4. 2026-06-18
   days on market $225,000 Active 256 DOM
5. 2026-06-17
   days on market $225,000 Active 255 DOM
6. 2026-06-16
   days on market $225,000 Active 254 DOM
7. 2026-06-15
   days on market $225,000 Active 253 DOM
8. 2026-06-13
   days on market $225,000 Active 251 DOM
9. 2026-06-12
   days on market $225,000 Active 250 DOM
10. 2026-06-09
    days on market $225,000 Active 247 DOM
11. 2026-06-08
    days on market $225,000 Active 246 DOM
12. 2026-06-07
    days on market $225,000 Active 245 DOM
13. 2026-06-07
    days on market $225,000 Active 244 DOM
14. 2026-06-04
    days on market $225,000 Active 241 DOM
15. 2026-06-02
    days on market $225,000 Active 240 DOM
16. 2026-06-01
    days on market $225,000 Active 239 DOM
17. 2026-05-31
    days on market $225,000 Active 238 DOM
18. 2026-05-31
    days on market $225,000 Active 237 DOM
19. 2026-03-30
    price $225,000 392-char remark

    Show marketing remark (392 chars)

    Take a walk through this beautiful home in Brantley County Ga. This home features 4 bedrooms, 3 bath withan open concept kitchen and living space along with a separate living space. Taking advantage of all of the over 2,600 sq ftwith even a open dining area laundry and mud room. Don't miss out on this great home just minutes away from shopping, beaches and beautiful downtown Brunswick, GA.

20. 2026-03-30
    status Active 392-char remark

    Show marketing remark (392 chars)

    Take a walk through this beautiful home in Brantley County Ga. This home features 4 bedrooms, 3 bath withan open concept kitchen and living space along with a separate living space. Taking advantage of all of the over 2,600 sq ftwith even a open dining area laundry and mud room. Don't miss out on this great home just minutes away from shopping, beaches and beautiful downtown Brunswick, GA.

21. 2026-03-17
    historical 392-char remark

    Show marketing remark (392 chars)

    Take a walk through this beautiful home in Brantley County Ga. This home features 4 bedrooms, 3 bath withan open concept kitchen and living space along with a separate living space. Taking advantage of all of the over 2,600 sq ftwith even a open dining area laundry and mud room. Don't miss out on this great home just minutes away from shopping, beaches and beautiful downtown Brunswick, GA.

22. 2026-01-19
    price $230,000 392-char remark

    Show marketing remark (392 chars)

    Take a walk through this beautiful home in Brantley County Ga. This home features 4 bedrooms, 3 bath withan open concept kitchen and living space along with a separate living space. Taking advantage of all of the over 2,600 sq ftwith even a open dining area laundry and mud room. Don't miss out on this great home just minutes away from shopping, beaches and beautiful downtown Brunswick, GA.

23. 2025-11-26
    price $235,000 392-char remark

    Show marketing remark (392 chars)

    Take a walk through this beautiful home in Brantley County Ga. This home features 4 bedrooms, 3 bath withan open concept kitchen and living space along with a separate living space. Taking advantage of all of the over 2,600 sq ftwith even a open dining area laundry and mud room. Don't miss out on this great home just minutes away from shopping, beaches and beautiful downtown Brunswick, GA.

24. 2025-09-19
    listed $250,000 Active 392-char remark

    Show marketing remark (392 chars)

    Take a walk through this beautiful home in Brantley County Ga. This home features 4 bedrooms, 3 bath withan open concept kitchen and living space along with a separate living space. Taking advantage of all of the over 2,600 sq ftwith even a open dining area laundry and mud room. Don't miss out on this great home just minutes away from shopping, beaches and beautiful downtown Brunswick, GA.

25. 2025-03-17
    price $250,000
26. 2024-12-08
    price $257,500
27. 2024-11-09
    price $260,000
28. 2024-10-11
    listed $265,000 Active
29. 2023-02-15
    soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,221
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$6,545
• Taxable loss: −$9,183
• Est. tax savings @ 24.0%: +$2,204
• After-tax cash flow: $-2,851/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: Brantley County
• NCES district ID: 1300480
• Math proficiency: 48% ▼ -5.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $37,053
• Composite: 37.85/100
• National rank: #4328
• State rank: #26 of 174 in GA

Livability — Waynesville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,914

Population outlook (Brantley County) Hauer SSP2

• Today (2025): 18,422 people
• By 2030: 18,220 · -1.1%
• By 2040: 17,441 · -5.3%
• By 2050: 16,044 · -12.9%
• By 2075: 11,707 · -36.5%
• By 2100: 7,006 · -62.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Scotch-Irish 1% Romanian 1% Lithuanian 1%
• Foreign-born: 3% · Canada

Political lean MEDSL · Brantley

• 2024 margin: Solid R (+82.5) · D 8.7% · R 91.1%
• 2008→2024 swing: -19.4pp toward R · 2008: -63.1pp · 2024: -82.5pp
• All cycles: 2024: R+82.5 2020: R+81.2 2016: R+78.6 2012: R+67.0 2008: R+63.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.90%
• Current HPI: 167.0028
• 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

+650.0% since first listed

11 events — show timeline

• 2026-03-30 Price Changed $225,000 GIAR
• 2026-03-30 Relisted — GIAR
• 2026-03-17 Listing Removed — GIAR
• 2026-01-19 Price Changed $230,000 GIAR
• 2025-11-26 Price Changed $235,000 GIAR
• 2025-09-19 Listed $250,000 GIAR
• 2025-03-17 Price Changed $250,000 GIAR
• 2024-12-08 Price Changed $257,500 GIAR
• 2024-11-09 Price Changed $260,000 GIAR
• 2024-10-11 Listed $265,000 GIAR
• 2023-02-15 Sold (Public Records) $30,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $244 · +28.2% YoY. Source: county tax records.