211 NW Ousley St · Poulan, GA 31781

$87,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 112 Days on market

Built 1988 0.38 ac lot $71/sqft · 31% below area Est $125k · 31% under

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Why this score? — see what drove the A- 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 +9.4/10.0
• Appreciation +5.8/10.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable 3 bedroom, 2 bathroom mobile home on a .38-acre lot with room to enjoy the outdoors. Functional layout, move-in ready, and a great opportunity for first-time buyers looking to own instead of rent. Schedule your showing today! This one is ready to move in!

Key facts

• 0.38 acre lot
• Garage
• Built 1988

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $79k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#123 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, crime D-.
• Worth County (town): math 28% / reading 34% proficiency, ranked #91 of 174 in GA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 26 units permitted in Worth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($601 loan paydown + $1k appreciation (1.6% local appreciation)).
• Worth County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $79,170 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.44% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.17%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $125,300
• List price: $87,000
• Delta: -30.57%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

1.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.20×
• Total profit: $29,233
• Equity at exit: $32,688

10-year hold

• IRR: 24.9%
• Equity multiple: 4.17×
• Total profit: $77,331
• Equity at exit: $45,852

Cash invested: $24,360 (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 31781

• Home prices YoY: 1.6%
• Active inventory: 14
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $389

Break-even live

Break-even rent $761

Max offer price $87,000

Occupancy floor 64%

Sensitivity live

Price	-10% $449	-5% $419	+0% $389	+5% $359	+10% $329
Rent	-10% $290	-5% $340	+0% $389	+5% $439	+10% $488
Rate	-1.0pp $433	-0.5pp $411	base $389	+0.5pp $367	+1.0pp $344

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-02
   status $87,000 Under Contract 112 DOM
2. 2026-06-01
   days on market $87,000 Active 112 DOM
3. 2026-05-31
   days on market $87,000 Active 111 DOM
4. 2026-05-30
   days on market $87,000 Active 110 DOM
5. 2026-05-18
   price $93,000 266-char remark

   Show marketing remark (266 chars)

   Affordable 3 bedroom, 2 bathroom mobile home on a .38-acre lot with room to enjoy the outdoors. Functional layout, move-in ready, and a great opportunity for first-time buyers looking to own instead of rent. Schedule your showing today! This one is ready to move in!

6. 2026-05-11
   price $95,000 266-char remark

   Show marketing remark (266 chars)

   Affordable 3 bedroom, 2 bathroom mobile home on a .38-acre lot with room to enjoy the outdoors. Functional layout, move-in ready, and a great opportunity for first-time buyers looking to own instead of rent. Schedule your showing today! This one is ready to move in!

7. 2026-05-06
   price $96,000 266-char remark

   Show marketing remark (266 chars)

   Affordable 3 bedroom, 2 bathroom mobile home on a .38-acre lot with room to enjoy the outdoors. Functional layout, move-in ready, and a great opportunity for first-time buyers looking to own instead of rent. Schedule your showing today! This one is ready to move in!

8. 2026-04-13
   price $97,500 266-char remark

   Show marketing remark (266 chars)

   Affordable 3 bedroom, 2 bathroom mobile home on a .38-acre lot with room to enjoy the outdoors. Functional layout, move-in ready, and a great opportunity for first-time buyers looking to own instead of rent. Schedule your showing today! This one is ready to move in!

9. 2026-04-07
   price $99,900 266-char remark

   Show marketing remark (266 chars)

   Affordable 3 bedroom, 2 bathroom mobile home on a .38-acre lot with room to enjoy the outdoors. Functional layout, move-in ready, and a great opportunity for first-time buyers looking to own instead of rent. Schedule your showing today! This one is ready to move in!

10. 2026-03-30
    price $101,000 266-char remark

    Show marketing remark (266 chars)

    Affordable 3 bedroom, 2 bathroom mobile home on a .38-acre lot with room to enjoy the outdoors. Functional layout, move-in ready, and a great opportunity for first-time buyers looking to own instead of rent. Schedule your showing today! This one is ready to move in!

11. 2026-03-25
    price $102,500 266-char remark

    Show marketing remark (266 chars)

    Affordable 3 bedroom, 2 bathroom mobile home on a .38-acre lot with room to enjoy the outdoors. Functional layout, move-in ready, and a great opportunity for first-time buyers looking to own instead of rent. Schedule your showing today! This one is ready to move in!

12. 2026-03-17
    price $104,900 266-char remark

    Show marketing remark (266 chars)

    Affordable 3 bedroom, 2 bathroom mobile home on a .38-acre lot with room to enjoy the outdoors. Functional layout, move-in ready, and a great opportunity for first-time buyers looking to own instead of rent. Schedule your showing today! This one is ready to move in!

13. 2026-03-10
    price $106,500 266-char remark

    Show marketing remark (266 chars)

    Affordable 3 bedroom, 2 bathroom mobile home on a .38-acre lot with room to enjoy the outdoors. Functional layout, move-in ready, and a great opportunity for first-time buyers looking to own instead of rent. Schedule your showing today! This one is ready to move in!

14. 2026-03-03
    price $109,000 266-char remark

    Show marketing remark (266 chars)

    Affordable 3 bedroom, 2 bathroom mobile home on a .38-acre lot with room to enjoy the outdoors. Functional layout, move-in ready, and a great opportunity for first-time buyers looking to own instead of rent. Schedule your showing today! This one is ready to move in!

15. 2026-02-09
    listed $112,000 New 266-char remark

    Show marketing remark (266 chars)

    Affordable 3 bedroom, 2 bathroom mobile home on a .38-acre lot with room to enjoy the outdoors. Functional layout, move-in ready, and a great opportunity for first-time buyers looking to own instead of rent. Schedule your showing today! This one is ready to move in!

16. 2024-10-21
    soldstatus $90,000
17. 2023-06-01
    soldstatus $68,780

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,042
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$2,531
• Taxable income: $3,491
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $3,831/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: Worth County
• NCES district ID: 1305850
• Math proficiency: 28% ▼ -5.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $39,056
• Composite: 25.97/100
• National rank: #7327
• State rank: #91 of 174 in GA

Livability — Poulan

• Score: 69/100
• State rank: #123
• US rank: #8859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poulan, GA
• Population (ZIP): 2,209

Population outlook (Worth County) Hauer SSP2

• Today (2025): 18,547 people
• By 2030: 17,345 · -6.5%
• By 2040: 14,978 · -19.2%
• By 2050: 12,782 · -31.1%
• By 2075: 8,832 · -52.4%
• By 2100: 6,226 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 11% Black 5%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Worth

• 2024 margin: Solid R (+50.4) · D 24.7% · R 75.1%
• 2008→2024 swing: -11.7pp toward R · 2008: -38.7pp · 2024: -50.4pp
• All cycles: 2024: R+50.4 2020: R+47.8 2016: R+50.0 2012: R+40.2 2008: R+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.65%
• Current HPI: 105.4968
• 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

+35.2% since first listed

13 events — show timeline

• 2026-05-18 Price Changed $93,000 GAMLS
• 2026-05-11 Price Changed $95,000 GAMLS
• 2026-05-06 Price Changed $96,000 GAMLS
• 2026-04-13 Price Changed $97,500 GAMLS
• 2026-04-07 Price Changed $99,900 GAMLS
• 2026-03-30 Price Changed $101,000 GAMLS
• 2026-03-25 Price Changed $102,500 GAMLS
• 2026-03-17 Price Changed $104,900 GAMLS
• 2026-03-10 Price Changed $106,500 GAMLS
• 2026-03-03 Price Changed $109,000 GAMLS
• 2026-02-09 Listed $112,000 GAMLS
• 2024-10-21 Sold (Public Records) $90,000 Public Records
• 2023-06-01 Sold (Public Records) $68,780 Public Records

Property tax history

-6.3%/yr

Latest (2025): $152 · +402.0% YoY. Source: county tax records.