1465 Webb Cir · Metter, GA 30439

$149,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 27 Days on market

Built 1999 2.00 ac lot $123/sqft · 22% below area Est $192k · 22% under

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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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• Appreciation +7.3/10.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Check this out! A SWMH on 2 acres in Metter, GA. This property has 3 bedrooms, 2 bathrooms. New laminate flooring throughout. Newly painted. Metal roof. 2 acres; deep well and septic tank. Screened porch on the rear. There is also a barn on the property. SWMH = single wide mobile home

Key facts

• Spacious yard
• Open space
• Large garden

Tags

• SPACIOUS YARD
• LARGE GARDEN
• OPEN SPACE
• COUNTRY VIEWS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Well water; Septic tank; Electricity available
• Home design: Single-family residence; One level; Resale property
• Construction: Built in 1999; Vinyl siding; Metal roof; Pillar/post/pier foundation
• Exterior features: Porch with screened area; Open, partially wooded and private lot; Workshop on the property

Interior

• Kitchen: Breakfast area; Kitchen island; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate; Vinyl
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanity; Split bedroom plan; Family room
• Laundry & utility: Laundry closet; Washer; Dryer

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 $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.2% in Metter — 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 65/100 on livability (#208 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D+, amenities F, commute F.
• Candler County (rural): math 30% / reading 27% proficiency, ranked #106 of 174 in GA (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Metter Elementary School (math 29% / reading 22%, grade F, #736 of 1,228 statewide, top 61%, 1,041 students, 84% FRL); Metter Middle School (math 35% / reading 28%, grade F, #234 of 470 statewide, top 50%, 518 students, 84% FRL); Metter High School (math 22% / reading 42%, grade F, #110 of 424 statewide, top 28%, 488 students, 84% FRL) — zoned schools average 84% FRL vs 65% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 41 active listings in the ZIP; 7 units permitted in Candler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.6% local appreciation)).
• Candler County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $62k; list at $150k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $147,651 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.03% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (median comp): $192,368
• List price: $149,900
• Delta: -22.08%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

4.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.19×
• Total profit: $49,868
• Equity at exit: $81,699

10-year hold

• IRR: 19.2%
• Equity multiple: 4.25×
• Total profit: $136,292
• Equity at exit: $138,387

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 30439

• Home prices YoY: 1.7%
• Active inventory: 41
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,547 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $289

Break-even live

Break-even rent $1,181

Max offer price $149,900

Occupancy floor 76%

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: —

Listing history 17 events

1. 2026-06-05
   statusdays on market $149,900 Under Contract 27 DOM
2. 2026-06-03
   days on market $149,900 Active 26 DOM
3. 2026-06-02
   days on market $149,900 Active 25 DOM
4. 2026-06-01
   days on market $149,900 Active 24 DOM
5. 2026-05-31
   days on market $149,900 Active 23 DOM
6. 2026-05-30
   days on market $149,900 Active 22 DOM
7. 2026-05-07
   listed $149,900 New 624-char remark
8. 2022-08-30
   soldstatus $61,500 Sold 299-char remark

   Show marketing remark (299 chars)

   Check this out! A SWMH on 2 acres in Metter, GA. This property has 3 bedrooms, 2 bathrooms. New laminate flooring throughout. Newly painted. Metal roof. 2 acres; deep well and septic tank. Screened porch on the rear. There is also a barn on the property. SWMH = single wide mobile home

9. 2022-08-30
   soldstatus $61,500

   Show marketing remark (299 chars)

   Check this out! A SWMH on 2 acres in Metter, GA. This property has 3 bedrooms, 2 bathrooms. New laminate flooring throughout. Newly painted. Metal roof. 2 acres; deep well and septic tank. Screened porch on the rear. There is also a barn on the property. SWMH = single wide mobile home

10. 2022-08-03
    status Under Contract 299-char remark

    Show marketing remark (299 chars)

    Check this out! A SWMH on 2 acres in Metter, GA. This property has 3 bedrooms, 2 bathrooms. New laminate flooring throughout. Newly painted. Metal roof. 2 acres; deep well and septic tank. Screened porch on the rear. There is also a barn on the property. SWMH = single wide mobile home

11. 2022-08-01
    status Back On Market 299-char remark

    Show marketing remark (299 chars)

    Check this out! A SWMH on 2 acres in Metter, GA. This property has 3 bedrooms, 2 bathrooms. New laminate flooring throughout. Newly painted. Metal roof. 2 acres; deep well and septic tank. Screened porch on the rear. There is also a barn on the property. SWMH = single wide mobile home

12. 2022-07-25
    status Under Contract 299-char remark

    Show marketing remark (299 chars)

    Check this out! A SWMH on 2 acres in Metter, GA. This property has 3 bedrooms, 2 bathrooms. New laminate flooring throughout. Newly painted. Metal roof. 2 acres; deep well and septic tank. Screened porch on the rear. There is also a barn on the property. SWMH = single wide mobile home

13. 2022-07-19
    status Back On Market 299-char remark

    Show marketing remark (299 chars)

    Check this out! A SWMH on 2 acres in Metter, GA. This property has 3 bedrooms, 2 bathrooms. New laminate flooring throughout. Newly painted. Metal roof. 2 acres; deep well and septic tank. Screened porch on the rear. There is also a barn on the property. SWMH = single wide mobile home

14. 2022-07-15
    status Under Contract 299-char remark

    Show marketing remark (299 chars)

    Check this out! A SWMH on 2 acres in Metter, GA. This property has 3 bedrooms, 2 bathrooms. New laminate flooring throughout. Newly painted. Metal roof. 2 acres; deep well and septic tank. Screened porch on the rear. There is also a barn on the property. SWMH = single wide mobile home

15. 2022-07-14
    listed $61,500 New 299-char remark

    Show marketing remark (299 chars)

    Check this out! A SWMH on 2 acres in Metter, GA. This property has 3 bedrooms, 2 bathrooms. New laminate flooring throughout. Newly painted. Metal roof. 2 acres; deep well and septic tank. Screened porch on the rear. There is also a barn on the property. SWMH = single wide mobile home

16. 2015-07-02
    soldstatus $11,000

    Show marketing remark (120 chars)

    2 acre lot with established yard, out building, and well just outside Metter. Perfect for a mobile home or to build on.

17. 2015-06-10
    listed $14,900

    Show marketing remark (120 chars)

    2 acre lot with established yard, out building, and well just outside Metter. Perfect for a mobile home or to build on.

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$363/yr (+$30/mo · 35.8%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,566
• − Mortgage interest: −$8,397
• − Property taxes: −$1,016
• − Insurance: −$750
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$4,361
• Taxable income: $1,073
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $3,211/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: Candler County
• NCES district ID: 1300810
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $33,775
• Composite: 23.43/100
• National rank: #7887
• State rank: #106 of 174 in GA

Livability — Metter

• Score: 65/100
• State rank: #208
• US rank: #12658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,583
• Population (ZIP): 10,583

Population outlook (Candler County) Hauer SSP2

• Today (2025): 10,702 people
• By 2030: 10,444 · -2.4%
• By 2040: 9,768 · -8.7%
• By 2050: 8,923 · -16.6%
• By 2075: 6,603 · -38.3%
• By 2100: 4,429 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 23% Hispanic / Latino 13% Two or more races 7% Native American 3%
• Hispanic origin (detail): Mexican 10% Cuban 1%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Candler

• 2024 margin: Solid R (+47.5) · D 26.2% · R 73.7%
• 2008→2024 swing: -16.9pp toward R · 2008: -30.6pp · 2024: -47.5pp
• All cycles: 2024: R+47.5 2020: R+42.1 2016: R+43.6 2012: R+33.7 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.64%
• Current HPI: 271.7303
• 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

+906.0% since first listed

12 events — show timeline

• 2026-06-04 Pending — GAMLS
• 2026-05-07 Listed $149,900 GAMLS
• 2022-08-30 Sold (Public Records) $61,500 Public Records
• 2022-08-30 Sold (MLS) $61,500 GAMLS
• 2022-08-03 Pending — GAMLS
• 2022-08-01 Relisted — GAMLS
• 2022-07-25 Pending — GAMLS
• 2022-07-19 Relisted — GAMLS
• 2022-07-15 Pending — GAMLS
• 2022-07-14 Listed $61,500 GAMLS
• 2015-07-02 Sold (MLS) $11,000 GAMLS
• 2015-06-10 Listed $14,900 GAMLS

Property tax history

+3.2%/yr

Latest (2025): $1,016 · +9.1% YoY. Source: county tax records.