6022 Jenkins Rd · Putney, GA 31705

$99,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 50 Days on market

Built 1986 0.95 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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Manufactured home featuring 3 bedrooms and 2 full bathrooms with a spacious layout. The home offers some updates in the kitchen and bathrooms, along with partially updated flooring throughout; however, renovations are not fully completed. The HVAC system and water heater were both installed in 2025. The property will require additional updates to both the interior and exterior, making it a great opportunity for buyers looking to add their personal touch. Situated on approximately 0.93 acres, the property includes a well water system and septic system. The laundry area is conveniently located near the kitchen. Property is being sold as-is. Great opportunity for buyers seeking space and potential—bring your offer!

Key facts

• Updates in bathrooms
• Spacious layout
• 0.95 acre lot

Tags

• SPACIOUS LAYOUT
• UPDATES IN THE KITCHEN
• UPDATES IN BATHROOMS
• PARTIALLY UPDATED FLOORING
• HVAC SYSTEM INSTALLED
• WATER HEATER INSTALLED

Property features AI

Finance

• Other: Located in Metes And Bounds subdivision; Address: 6022 Jenkins Road, Albany, GA 31705; Directions provided by listing
• Financial info: Listing offered As-Is; Accepts Cash and Conventional financing
• HOA & community: No HOA

Exterior

• Parking: 4 parking spaces; Side/rear entrance
• Utilities: Well water; Septic sewer; Electricity available on property
• Home design: Manufactured single-family residence; Manufactured house structure; Built in 1986
• Construction: Vinyl siding; Other roof
• Exterior features: Front porch; Lot nearly 0.95 acres (public records); Lot listed as other

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile and other flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One-level layout; Crawl space basement; Living area 1568 (public records); Fixer condition
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#234 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Dougherty County (urban): math 12% / reading 16% proficiency, ranked #163 of 174 in GA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Radium Springs Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 423 students, 100% FRL); Albany Middle School (math 5% / reading 8%, grade F, #457 of 470 statewide, top 98%, 833 students, 100% FRL); Dougherty Comprehensive High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 1,204 students, 100% FRL) — zoned schools average 100% FRL vs 79% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.1%/yr); 128 active listings in the ZIP; lower-income renter base — watch delinquency; 45 units permitted in Dougherty County in 2024 (20 in 5+ unit buildings).
• This rent runs 36% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dougherty County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $99k implies a 296% 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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: 1.31% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.84%
• DSCR: 1.79
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.61×
• Total profit: $17,022
• Equity at exit: $14,761

10-year hold

• IRR: 26.6%
• Equity multiple: 3.87×
• Total profit: $79,651
• Equity at exit: $8,560

Cash invested: $27,720 (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 31705

• Home prices YoY: -20.1%
• Rents YoY: 8.1%
• Active inventory: 128
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $412

Break-even live

Break-even rent $773

Max offer price $99,000

Occupancy floor 63%

Sensitivity live

Price	-10% $468	-5% $440	+0% $412	+5% $384	+10% $356
Rent	-10% $310	-5% $361	+0% $412	+5% $463	+10% $514
Rate	-1.0pp $462	-0.5pp $437	base $412	+0.5pp $387	+1.0pp $360

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $99,000 Active 50 DOM
2. 2026-06-18
   days on market $99,000 Active 49 DOM
3. 2026-06-17
   days on market $99,000 Active 48 DOM
4. 2026-06-16
   days on market $99,000 Active 47 DOM
5. 2026-06-15
   days on market $99,000 Active 46 DOM
6. 2026-06-14
   days on market $99,000 Active 44 DOM
7. 2026-06-13
   days on market $99,000 Active 43 DOM
8. 2026-06-10
   days on market $99,000 Active 41 DOM
9. 2026-06-09
   days on market $99,000 Active 40 DOM
10. 2026-06-08
    days on market $99,000 Active 39 DOM
11. 2026-06-07
    days on market $99,000 Active 38 DOM
12. 2026-06-05
    days on market $99,000 Active 35 DOM
13. 2026-06-02
    days on market $99,000 Active 33 DOM
14. 2026-06-01
    days on market $99,000 Active 32 DOM
15. 2026-05-31
    days on market $99,000 Active 31 DOM
16. 2026-05-30
    days on market $99,000 Active 30 DOM
17. 2026-05-22
    price $99,000
18. 2026-05-12
    price $99,000 728-char remark

    Show marketing remark (728 chars)

    Manufactured home featuring 3 bedrooms and 2 full bathrooms with a spacious layout. The home offers some updates in the kitchen and bathrooms, along with partially updated flooring throughout; however, renovations are not fully completed. The HVAC system and water heater were both installed in 2025. The property will require additional updates to both the interior and exterior, making it a great opportunity for buyers looking to add their personal touch. Situated on approximately 0.93 acres, the property includes a well water system and septic system. The laundry area is conveniently located near the kitchen. Property is being sold as-is. Great opportunity for buyers seeking space and potential—bring your offer!

19. 2026-04-30
    listed $110,000 New
20. 2026-04-28
    price $110,000 728-char remark

    Show marketing remark (728 chars)

    Manufactured home featuring 3 bedrooms and 2 full bathrooms with a spacious layout. The home offers some updates in the kitchen and bathrooms, along with partially updated flooring throughout; however, renovations are not fully completed. The HVAC system and water heater were both installed in 2025. The property will require additional updates to both the interior and exterior, making it a great opportunity for buyers looking to add their personal touch. Situated on approximately 0.93 acres, the property includes a well water system and septic system. The laundry area is conveniently located near the kitchen. Property is being sold as-is. Great opportunity for buyers seeking space and potential—bring your offer!

21. 2026-04-21
    price $120,000 728-char remark

    Show marketing remark (728 chars)

    Manufactured home featuring 3 bedrooms and 2 full bathrooms with a spacious layout. The home offers some updates in the kitchen and bathrooms, along with partially updated flooring throughout; however, renovations are not fully completed. The HVAC system and water heater were both installed in 2025. The property will require additional updates to both the interior and exterior, making it a great opportunity for buyers looking to add their personal touch. Situated on approximately 0.93 acres, the property includes a well water system and septic system. The laundry area is conveniently located near the kitchen. Property is being sold as-is. Great opportunity for buyers seeking space and potential—bring your offer!

22. 2026-03-26
    listed $135,000 Active 728-char remark

    Show marketing remark (728 chars)

    Manufactured home featuring 3 bedrooms and 2 full bathrooms with a spacious layout. The home offers some updates in the kitchen and bathrooms, along with partially updated flooring throughout; however, renovations are not fully completed. The HVAC system and water heater were both installed in 2025. The property will require additional updates to both the interior and exterior, making it a great opportunity for buyers looking to add their personal touch. Situated on approximately 0.93 acres, the property includes a well water system and septic system. The laundry area is conveniently located near the kitchen. Property is being sold as-is. Great opportunity for buyers seeking space and potential—bring your offer!

23. 2013-09-26
    soldstatus $25,000
24. 2011-05-18
    soldstatus $25,000

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$312/yr (+$26/mo · 52.1%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,531
• − Mortgage interest: −$5,546
• − Property taxes: −$599
• − Insurance: −$495
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,880
• Taxable income: $3,527
• Est. tax owed @ 24.0%: −$846
• After-tax cash flow: $4,099/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: Dougherty County
• NCES district ID: 1301830
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 16% ▼ -9.00%
• Median HH income: $33,105
• Composite: 11.31/100
• National rank: #9716
• State rank: #163 of 174 in GA

Livability — Putney

• Score: 65/100
• State rank: #234
• US rank: #13458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dougherty County · 89,040 people
• Metro: Albany, GA
• Population (ZIP): 30,791
• Household income: $42,972
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1933.0

Population outlook (Dougherty County) Hauer SSP2

• Today (2025): 84,551 people
• By 2030: 80,637 · -4.6%
• By 2040: 72,090 · -14.7%
• By 2050: 64,056 · -24.2%
• By 2075: 46,332 · -45.2%
• By 2100: 33,127 · -60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 23% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Dougherty

• 2024 margin: Solid D (+41.1) · D 70.4% · R 29.3%
• 2008→2024 swing: +6.2pp toward D · 2008: 35.0pp · 2024: 41.1pp
• All cycles: 2024: D+41.1 2020: D+40.0 2016: D+38.3 2012: D+39.0 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.46%
• Current HPI: 152.4574
• Rent YoY: ▲ 8.10%
• Metro: Albany, GA
• 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

+296.0% since first listed

8 events — show timeline

• 2026-05-22 Price Changed $99,000 GAMLS
• 2026-05-12 Price Changed $99,000 SWGABOR
• 2026-04-30 Listed $110,000 GAMLS
• 2026-04-28 Price Changed $110,000 SWGABOR
• 2026-04-21 Price Changed $120,000 SWGABOR
• 2026-03-26 Listed $135,000 SWGABOR
• 2013-09-26 Sold (Public Records) $25,000 Public Records
• 2011-05-18 Sold (Public Records) $25,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $599 · +6.4% YoY. Source: county tax records.