680 Natures Trl · Smarr, GA 31029

$154,900

4 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 140 Days on market

Built 1996 5.16 ac lot $87/sqft · 44% below area Est $275k · 44% under ↓ 8% since listing

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your own private oasis on over 5 acres! This spacious property features a 4-bedroom, 2-bathroom mobile home nestled on 5.16 acres of land. Embrace the tranquility of country living with ample room for gardening, recreation, or simply enjoying nature. The home offers a functional layout and is ready for its new owners to personalize and enjoy. Property is being sold strictly ''as-is''. Whether you're looking for a peaceful retreat or a potential investment this unique opportunity offers endless possibilities. Schedule your showing today!

Key facts

• Over 5 acres
• Functional layout
• 5.16 acre lot

Tags

• OVER 5 ACRES
• AMPLE ROOM FOR GARDENING
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Monroe County (rural): math 43% / reading 48% proficiency, ranked #22 of 174 in GA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 280 active listings in the ZIP; 281 units permitted in Monroe 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.24% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.61%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

• ARV (median comp): $275,153
• List price: $154,900
• Delta: -43.70%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $13,082
• Equity at exit: $23,096

10-year hold

• IRR: 17.0%
• Equity multiple: 2.39×
• Total profit: $60,383
• Equity at exit: $13,393

Cash invested: $43,372 (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 31029

• Home prices YoY: -10.0%
• Active inventory: 280
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,926 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $600

Break-even live

Break-even rent $1,165

Max offer price $154,900

Occupancy floor 64%

Sensitivity live

Price	-10% $688	-5% $644	+0% $600	+5% $557	+10% $513
Rent	-10% $448	-5% $524	+0% $600	+5% $677	+10% $753
Rate	-1.0pp $679	-0.5pp $640	base $600	+0.5pp $560	+1.0pp $520

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-16
   status $154,900 Under Contract 140 DOM
2. 2026-06-16
   days on market $154,900 Active 140 DOM
3. 2026-06-15
   days on market $154,900 Active 139 DOM
4. 2026-06-14
   days on market $154,900 Active 137 DOM
5. 2026-06-13
   statusdays on market $154,900 Active 136 DOM
6. 2026-06-10
   pricestatusdays on market $154,900 Price Change 134 DOM
7. 2026-06-09
   days on market $164,900 Active 133 DOM
8. 2026-06-08
   days on market $164,900 Active 132 DOM
9. 2026-06-07
   days on market $164,900 Active 131 DOM
10. 2026-06-05
    days on market $164,900 Active 128 DOM
11. 2026-06-02
    days on market $164,900 Active 126 DOM
12. 2026-06-01
    days on market $164,900 Active 125 DOM
13. 2026-05-31
    days on market $164,900 Active 124 DOM
14. 2026-05-30
    days on market $164,900 Active 123 DOM
15. 2026-03-10
    price $164,900 551-char remark

    Show marketing remark (551 chars)

    Discover your own private oasis on over 5 acres! This spacious property features a 4-bedroom, 2-bathroom mobile home nestled on 5.16 acres of land. Embrace the tranquility of country living with ample room for gardening, recreation, or simply enjoying nature. The home offers a functional layout and is ready for its new owners to personalize and enjoy. Property is being sold strictly ''as-is''. Whether you're looking for a peaceful retreat or a potential investment this unique opportunity offers endless possibilities. Schedule your showing today!

16. 2026-03-10
    price $164,900 551-char remark

    Show marketing remark (551 chars)

    Discover your own private oasis on over 5 acres! This spacious property features a 4-bedroom, 2-bathroom mobile home nestled on 5.16 acres of land. Embrace the tranquility of country living with ample room for gardening, recreation, or simply enjoying nature. The home offers a functional layout and is ready for its new owners to personalize and enjoy. Property is being sold strictly ''as-is''. Whether you're looking for a peaceful retreat or a potential investment this unique opportunity offers endless possibilities. Schedule your showing today!

17. 2026-02-18
    price $174,900 551-char remark

    Show marketing remark (551 chars)

    Discover your own private oasis on over 5 acres! This spacious property features a 4-bedroom, 2-bathroom mobile home nestled on 5.16 acres of land. Embrace the tranquility of country living with ample room for gardening, recreation, or simply enjoying nature. The home offers a functional layout and is ready for its new owners to personalize and enjoy. Property is being sold strictly ''as-is''. Whether you're looking for a peaceful retreat or a potential investment this unique opportunity offers endless possibilities. Schedule your showing today!

18. 2026-02-18
    price $174,900 551-char remark

    Show marketing remark (551 chars)

    Discover your own private oasis on over 5 acres! This spacious property features a 4-bedroom, 2-bathroom mobile home nestled on 5.16 acres of land. Embrace the tranquility of country living with ample room for gardening, recreation, or simply enjoying nature. The home offers a functional layout and is ready for its new owners to personalize and enjoy. Property is being sold strictly ''as-is''. Whether you're looking for a peaceful retreat or a potential investment this unique opportunity offers endless possibilities. Schedule your showing today!

19. 2026-01-16
    listed $179,900 Active 551-char remark

    Show marketing remark (551 chars)

    Discover your own private oasis on over 5 acres! This spacious property features a 4-bedroom, 2-bathroom mobile home nestled on 5.16 acres of land. Embrace the tranquility of country living with ample room for gardening, recreation, or simply enjoying nature. The home offers a functional layout and is ready for its new owners to personalize and enjoy. Property is being sold strictly ''as-is''. Whether you're looking for a peaceful retreat or a potential investment this unique opportunity offers endless possibilities. Schedule your showing today!

20. 2026-01-15
    listed $179,900 New 551-char remark

    Show marketing remark (551 chars)

    Discover your own private oasis on over 5 acres! This spacious property features a 4-bedroom, 2-bathroom mobile home nestled on 5.16 acres of land. Embrace the tranquility of country living with ample room for gardening, recreation, or simply enjoying nature. The home offers a functional layout and is ready for its new owners to personalize and enjoy. Property is being sold strictly ''as-is''. Whether you're looking for a peaceful retreat or a potential investment this unique opportunity offers endless possibilities. Schedule your showing today!

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$899/yr (+$75/mo · 171.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,106
• − Mortgage interest: −$8,677
• − Property taxes: −$526
• − Insurance: −$774
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$4,506
• Taxable income: $4,926
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $6,024/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: Monroe County
• NCES district ID: 1303720
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $48,955
• Composite: 38.94/100
• National rank: #4084
• State rank: #22 of 174 in GA

Livability — Smarr

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

Census & demographics

• Population (ZIP): 18,311

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 28,503 people
• By 2030: 28,940 · +1.5%
• By 2040: 29,157 · +2.3%
• By 2050: 28,646 · +0.5%
• By 2075: 27,261 · -4.4%
• By 2100: 23,757 · -16.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Hispanic / Latino 3% Asian 2% Two or more races 2%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+46.7) · D 26.5% · R 73.2%
• 2008→2024 swing: -15.1pp toward R · 2008: -31.5pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+42.8 2016: R+41.4 2012: R+37.3 2008: R+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.57%
• Current HPI: 247.3119
• 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

-8.3% since first listed

6 events — show timeline

• 2026-03-10 Price Changed $164,900 GAMLS
• 2026-03-10 Price Changed $164,900 MGMLS
• 2026-02-18 Price Changed $174,900 MGMLS
• 2026-02-18 Price Changed $174,900 GAMLS
• 2026-01-16 Listed $179,900 MGMLS
• 2026-01-15 Listed $179,900 GAMLS

Property tax history

+0.5%/yr

Latest (2025): $526 · +4.2% YoY. Source: county tax records.