67 NE Wax Myrtle Way · Gumbranch, GA 31316

$210,000

4 bd · 2.0 ba · 1,612 sqft · Manufactured · 74 Days on market

Built 2021 Good condition 0.51 ac lot $130/sqft · 12% below area Est $238k · 12% under

---

Why this score? — see what drove the C 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 +19.0/30.0
• ARV discount +12.8/15.0
• DSCR +6.0/10.0
• Appreciation +5.6/10.0
• 1% rule +5.1/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Spacious 4 Bedroom Home in a Prime Location! Welcome to this well-maintained 4 bedroom, 2 full bathroom home offering a spacious and functional layout designed for comfortable everyday living. The home features a bright and open living area that flows seamlessly into the dining space and kitchen, creating the perfect setup for both relaxing and entertaining. The primary suite offers a private retreat complete with an en suite bathroom featuring both a separate tub and shower. Three additional bedrooms provide flexibility for guests, a home office, or growing household needs. Step outside to enjoy the fully fenced backyard, ideal for pets, play, or outdoor gatherings. The deck provides the perfect space for entertaining, grilling, or simply unwinding at the end of the day. Conveniently located in a prime area close to shopping, dining, schools, and everyday amenities, this home offers both comfort and accessibility. Schedule your showing today and make this home yours!

Key facts

• Open living area
• Private retreat
• 0.51 acre lot

Tags

• FULLY FENCED BACKYARD
• PRIVATE RETREAT
• OPEN LIVING AREA
• DECK FOR ENTERTAINING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.6% in Gumbranch — 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 60/100 on livability (#365 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools F, crime D-, amenities F.
• Long County (rural): math 26% / reading 26% proficiency, ranked #115 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 409 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $2k appreciation (1.2% local appreciation)).
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $112k; list at $210k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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: 1.01% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $237,961
• List price: $210,000
• Delta: -11.75%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
244 NE Cheryl Ct	0.35mi	3/2.0 (-1)	1,560 (-3%)	1mo	$180,000	$115	72
27 Cheryl Ct NE	0.23mi	3/2.0 (-1)	1,792 (+11%)	18mo	$196,000	$109	50
233 Country Ln NE	0.61mi	3/2.0 (-1)	1,400 (-13%)	24mo	$157,200	$112	25

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

Projected returns pro-forma

1.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.33×
• Total profit: $19,432
• Equity at exit: $73,428

10-year hold

• IRR: 10.5%
• Equity multiple: 2.30×
• Total profit: $76,332
• Equity at exit: $98,937

Cash invested: $58,800 (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 31316

• Home prices YoY: 0.6%
• Active inventory: 409
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,112 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $217

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 85%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
380 Howard Rd NE Ludowici, GA	3.0	2.0	1120	$1,250	$1.12	43d	1	1.37mi

Listing history 22 events

1. 2026-06-19
   days on market $210,000 Active 74 DOM
2. 2026-06-18
   days on market $210,000 Active 73 DOM
3. 2026-06-17
   days on market $210,000 Active 72 DOM
4. 2026-06-16
   days on market $210,000 Active 71 DOM
5. 2026-06-15
   days on market $210,000 Active 70 DOM
6. 2026-06-14
   days on market $210,000 Active 68 DOM
7. 2026-06-13
   days on market $210,000 Active 67 DOM
8. 2026-06-10
   days on market $210,000 Active 65 DOM
9. 2026-06-09
   days on market $210,000 Active 64 DOM
10. 2026-06-08
    days on market $210,000 Active 63 DOM
11. 2026-06-07
    days on market $210,000 Active 62 DOM
12. 2026-06-05
    days on market $210,000 Active 59 DOM
13. 2026-06-03
    days on market $210,000 Active 58 DOM
14. 2026-06-02
    days on market $210,000 Active 57 DOM
15. 2026-06-01
    days on market $210,000 Active 56 DOM
16. 2026-05-31
    days on market $210,000 Active 55 DOM
17. 2026-05-30
    days on market $210,000 Active 54 DOM
18. 2026-05-12
    price $210,000 982-char remark

    Show marketing remark (982 chars)

    Spacious 4 Bedroom Home in a Prime Location! Welcome to this well-maintained 4 bedroom, 2 full bathroom home offering a spacious and functional layout designed for comfortable everyday living. The home features a bright and open living area that flows seamlessly into the dining space and kitchen, creating the perfect setup for both relaxing and entertaining. The primary suite offers a private retreat complete with an en suite bathroom featuring both a separate tub and shower. Three additional bedrooms provide flexibility for guests, a home office, or growing household needs. Step outside to enjoy the fully fenced backyard, ideal for pets, play, or outdoor gatherings. The deck provides the perfect space for entertaining, grilling, or simply unwinding at the end of the day. Conveniently located in a prime area close to shopping, dining, schools, and everyday amenities, this home offers both comfort and accessibility. Schedule your showing today and make this home yours!

19. 2025-12-31
    listed $215,000 New 982-char remark

    Show marketing remark (982 chars)

    Spacious 4 Bedroom Home in a Prime Location! Welcome to this well-maintained 4 bedroom, 2 full bathroom home offering a spacious and functional layout designed for comfortable everyday living. The home features a bright and open living area that flows seamlessly into the dining space and kitchen, creating the perfect setup for both relaxing and entertaining. The primary suite offers a private retreat complete with an en suite bathroom featuring both a separate tub and shower. Three additional bedrooms provide flexibility for guests, a home office, or growing household needs. Step outside to enjoy the fully fenced backyard, ideal for pets, play, or outdoor gatherings. The deck provides the perfect space for entertaining, grilling, or simply unwinding at the end of the day. Conveniently located in a prime area close to shopping, dining, schools, and everyday amenities, this home offers both comfort and accessibility. Schedule your showing today and make this home yours!

20. 2025-04-30
    price $193,000
21. 2021-03-19
    soldstatus $112,000
22. 2020-11-03
    listed $120,000

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $25,345
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$6,109
• Taxable loss: −$782
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $2,795/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This well-maintained 4-bedroom, 2-bathroom home offers a spacious and functional layout with modern updates and a good condition score. It is ready for a new owner to move in and enjoy.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency
• Both Adding smart home features — Smart home features can increase the home's appeal to tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency ↑
• Both Adding smart home features — Smart home features can increase the home's appeal to tech-savvy buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Long County
• NCES district ID: 1303360
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $45,958
• Composite: 22.51/100
• National rank: #8090
• State rank: #115 of 174 in GA

Livability — Gumbranch

• Score: 60/100
• State rank: #365
• US rank: #18664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Long County · 13,812 people
• Metro: Hinesville, GA
• Population (ZIP): 13,812
• Household income: $74,766
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 109.0

Population outlook (Long County) Hauer SSP2

• Today (2025): 24,669 people
• By 2030: 28,223 · +14.4%
• By 2040: 35,430 · +43.6%
• By 2050: 42,403 · +71.9%
• By 2075: 56,996 · +131.0%
• By 2100: 64,185 · +160.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Serbian 1% Italian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Long

• 2024 margin: Strong R (+29.5) · D 35.1% · R 64.6%
• 2008→2024 swing: -5.4pp toward R · 2008: -24.1pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+26.4 2016: R+30.8 2012: R+22.9 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.16%
• Current HPI: 195.2978
• Rent YoY: —
• Metro: Hinesville, 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

+75.0% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $210,000 GAMLS
• 2025-12-31 Listed $215,000 GAMLS
• 2025-04-30 Price Changed $193,000 HABR
• 2021-03-19 Sold (MLS) $112,000 HABR
• 2020-11-03 Listed $120,000 HABR