675 Fir · Jesup, GA 31545

$149,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 74 Days on market

Built 2022 0.25 ac lot $103/sqft · 35% above area Est $111k · 35% over ↓ 6% since listing

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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).

• Cash flow +18.6/30.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 BDR 2 Bath 2022 SCOTBILT PLATINUM Manufactured Home is Move in Ready. Back Yard is in closed with a wood privacy fence. Location is close to Schools Shopping and more. Just a short drive to Brunswick and the Golden Isles. Be the first to see and make an offer.

Key facts

• Close to schools
• Wood privacy fence
• Close to shopping

Tags

• WOOD PRIVACY FENCE
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• SHORT DRIVE TO BRUNSWICK
• SHORT DRIVE TO GOLDEN ISLES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (0.3% below list).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.5% in Jesup — 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 69/100 on livability (#112 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Wayne County (rural): math 35% / reading 35% proficiency, ranked #68 of 174 in GA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jesup Elementary School (math 32% / reading 22%, grade F, #689 of 1,228 statewide, top 58%, 680 students, 75% FRL); Arthur Williams Middle School (math 33% / reading 39%, grade F, #178 of 470 statewide, top 39%, 650 students, 75% FRL); Wayne County High School (math 32% / reading 40%, grade F, #74 of 424 statewide, top 18%, 1,467 students, 75% FRL) — zoned schools average 75% FRL vs 60% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 177 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 163 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wayne County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $140,906 (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. 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: 1.00% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $110,671
• List price: $149,900
• Delta: 35.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-15,025
• Equity at exit: $22,351

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,090
• Equity at exit: $12,961

Cash invested: $41,972 (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 31545

• Home prices YoY: -6.4%
• Active inventory: 177
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $145

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 85%

Sensitivity live

Price	-10% $249	-5% $197	+0% $145	+5% $93	+10% $42
Rent	-10% $27	-5% $86	+0% $145	+5% $204	+10% $263
Rate	-1.0pp $221	-0.5pp $183	base $145	+0.5pp $106	+1.0pp $67

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 Myrtle Ave Jesup, GA	2.0	2.0	1130	$1,495	$1.32	45d	1	1.05mi
277 Myrtle Ave Jesup, GA	2.0	2.0	1130	$1,495	$1.32	45d	1	1.05mi

Listing history 16 events

1. 2026-06-15
   statusdays on market $149,900 Under Contract 74 DOM
2. 2026-06-14
   days on market $149,900 Active 73 DOM
3. 2026-06-13
   days on market $149,900 Active 72 DOM
4. 2026-06-10
   days on market $149,900 Active 70 DOM
5. 2026-06-09
   days on market $149,900 Active 69 DOM
6. 2026-06-08
   days on market $149,900 Active 68 DOM
7. 2026-06-07
   days on market $149,900 Active 67 DOM
8. 2026-06-05
   statusdays on market $149,900 Active 64 DOM
9. 2026-06-02
   days on market $149,900 Price Change 62 DOM
10. 2026-06-01
    pricestatusdays on market $149,900 Price Change 61 DOM
11. 2026-05-31
    days on market $159,900 Active 60 DOM
12. 2026-05-30
    days on market $159,900 Active 59 DOM
13. 2026-05-14
    status Back On Market 267-char remark

    Show marketing remark (267 chars)

    This 3 BDR 2 Bath 2022 SCOTBILT PLATINUM Manufactured Home is Move in Ready. Back Yard is in closed with a wood privacy fence. Location is close to Schools Shopping and more. Just a short drive to Brunswick and the Golden Isles. Be the first to see and make an offer.

14. 2026-04-28
    status Under Contract 267-char remark

    Show marketing remark (267 chars)

    This 3 BDR 2 Bath 2022 SCOTBILT PLATINUM Manufactured Home is Move in Ready. Back Yard is in closed with a wood privacy fence. Location is close to Schools Shopping and more. Just a short drive to Brunswick and the Golden Isles. Be the first to see and make an offer.

15. 2026-04-10
    price $169,000 267-char remark

    Show marketing remark (267 chars)

    This 3 BDR 2 Bath 2022 SCOTBILT PLATINUM Manufactured Home is Move in Ready. Back Yard is in closed with a wood privacy fence. Location is close to Schools Shopping and more. Just a short drive to Brunswick and the Golden Isles. Be the first to see and make an offer.

16. 2026-02-06
    listed $179,000 New 267-char remark

    Show marketing remark (267 chars)

    This 3 BDR 2 Bath 2022 SCOTBILT PLATINUM Manufactured Home is Move in Ready. Back Yard is in closed with a wood privacy fence. Location is close to Schools Shopping and more. Just a short drive to Brunswick and the Golden Isles. Be the first to see and make an offer.

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $17,940
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$4,361
• Taxable loss: −$686
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $1,906/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: Wayne County
• NCES district ID: 1305550
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $38,918
• Composite: 29.3/100
• National rank: #6554
• State rank: #68 of 174 in GA

Livability — Jesup

• Score: 69/100
• State rank: #112
• US rank: #8442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jesup, GA
• City population: 1,050
• Population (ZIP): 16,057

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 28,891 people
• By 2030: 28,388 · -1.7%
• By 2040: 27,396 · -5.2%
• By 2050: 26,135 · -9.5%
• By 2075: 23,253 · -19.5%
• By 2100: 19,481 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 7% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 2%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+59.8) · D 20.0% · R 79.7%
• 2008→2024 swing: -14.8pp toward R · 2008: -44.9pp · 2024: -59.8pp
• All cycles: 2024: R+59.8 2020: R+57.1 2016: R+58.9 2012: R+48.3 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.10%
• Current HPI: 249.3504
• 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

-5.6% since first listed

4 events — show timeline

• 2026-05-14 Relisted — GAMLS
• 2026-04-28 Pending — GAMLS
• 2026-04-10 Price Changed $169,000 GAMLS
• 2026-02-06 Listed $179,000 GAMLS

Property tax history

+0.6%/yr

Latest (2022): $24 · -6.6% YoY. Source: county tax records.