83 Whispering Pnes · Georgetown-Quitman County, GA 39854

$77,500

1 bd · 1.0 ba · 408 sqft · Manufactured public records · 99 Days on market

Built 2019 4,356 sqft lot

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Appreciation +7.0/10.0
• 1% rule +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Charming Furnished Cottage Near Lake Eufaula! This cozy 1-bedroom, 1-bath home is the perfect weekend getaway, investment property, or retirement retreat! Located in the sought-after, friendly gated community of Whispering Pines, just minutes from beautiful Lake Eufaula, known as the “Bass Capital of the World. ” The homeowners association allows both short-term and long-term rentals, making this property an excellent opportunity for investors or those looking for a vacation home. The home features great curb appeal and is being sold completely furnished, including a washer and dryer—just bring your clothes and your toothbrush! The covered patio comes ready for relaxing or entertaining with a BBQ grill and table with chairs, all included. Additional highlights include: Covered front porch and 1012 storage building that matches the home. This home is move-in ready! The Whispering Pines HOA is $125/month and includes Water, sewage, Lawn maintenance, community pool, Clubhouse, Picnic area, and Playground. Don't miss this opportunity to own an affordable home near Lake Eufaula in a welcoming community!

Key facts

• Gated community
• Covered front porch
• Community pool

Tags

• FURNISHED COTTAGE
• GATED COMMUNITY
• COVERED PATIO
• COVERED FRONT PORCH
• STORAGE BUILDING
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $125 ($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 $77k (1.0% below list).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.8% in Georgetown-Quitman County — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Quitman County (town): math 10% / reading 15% proficiency, ranked #184 of 187 in GA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Quitman County Elementary (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 210 students, 100% FRL); Quitman County High School (math 10% / reading 10%, grade F, #353 of 424 statewide, top 86%, 107 students, 100% FRL).
• Market conditions: 80 active listings in the ZIP; 12 units permitted in Quitman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($536 loan paydown + $3k appreciation (4.1% local appreciation)).
• Quitman County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,525 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.99% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 2.00×
• Total profit: $21,771
• Equity at exit: $39,622

10-year hold

• IRR: 17.4%
• Equity multiple: 3.81×
• Total profit: $61,022
• Equity at exit: $65,068

Cash invested: $21,700 (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 39854

• Home prices YoY: 2.4%
• Active inventory: 80
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $767 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $125

Break-even live

Break-even rent $609

Max offer price $77,500

Occupancy floor 79%

Sensitivity live

Price	-10% $169	-5% $147	+0% $125	+5% $103	+10% $81
Rent	-10% $65	-5% $95	+0% $125	+5% $155	+10% $186
Rate	-1.0pp $164	-0.5pp $145	base $125	+0.5pp $105	+1.0pp $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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $77,500 Active 99 DOM
2. 2026-06-21
   days on market $77,500 Active 98 DOM
3. 2026-06-18
   days on market $77,500 Active 96 DOM
4. 2026-06-17
   days on market $77,500 Active 95 DOM
5. 2026-06-16
   days on market $77,500 Active 94 DOM
6. 2026-06-15
   days on market $77,500 Active 93 DOM
7. 2026-06-13
   days on market $77,500 Active 91 DOM
8. 2026-06-12
   days on market $77,500 Active 90 DOM
9. 2026-06-09
   days on market $77,500 Active 87 DOM
10. 2026-06-08
    days on market $77,500 Active 86 DOM
11. 2026-06-07
    days on market $77,500 Active 85 DOM
12. 2026-06-05
    days on market $77,500 Active 83 DOM
13. 2026-06-04
    days on market $77,500 Active 81 DOM
14. 2026-06-02
    days on market $77,500 Active 80 DOM
15. 2026-06-01
    days on market $77,500 Active 79 DOM
16. 2026-05-31
    days on market $77,500 Active 78 DOM
17. 2026-05-31
    days on market $77,500 Active 77 DOM
18. 2026-05-15
    price $77,500 1133-char remark

    Show marketing remark (1133 chars)

    Charming Furnished Cottage Near Lake Eufaula! This cozy 1-bedroom, 1-bath home is the perfect weekend getaway, investment property, or retirement retreat! Located in the sought-after, friendly gated community of Whispering Pines, just minutes from beautiful Lake Eufaula, known as the “Bass Capital of the World. ” The homeowners association allows both short-term and long-term rentals, making this property an excellent opportunity for investors or those looking for a vacation home. The home features great curb appeal and is being sold completely furnished, including a washer and dryer—just bring your clothes and your toothbrush! The covered patio comes ready for relaxing or entertaining with a BBQ grill and table with chairs, all included. Additional highlights include: Covered front porch and 1012 storage building that matches the home. This home is move-in ready! The Whispering Pines HOA is $125/month and includes Water, sewage, Lawn maintenance, community pool, Clubhouse, Picnic area, and Playground. Don't miss this opportunity to own an affordable home near Lake Eufaula in a welcoming community!

19. 2026-03-14
    listed $79,777 Active 1133-char remark

    Show marketing remark (1133 chars)

    Charming Furnished Cottage Near Lake Eufaula! This cozy 1-bedroom, 1-bath home is the perfect weekend getaway, investment property, or retirement retreat! Located in the sought-after, friendly gated community of Whispering Pines, just minutes from beautiful Lake Eufaula, known as the “Bass Capital of the World. ” The homeowners association allows both short-term and long-term rentals, making this property an excellent opportunity for investors or those looking for a vacation home. The home features great curb appeal and is being sold completely furnished, including a washer and dryer—just bring your clothes and your toothbrush! The covered patio comes ready for relaxing or entertaining with a BBQ grill and table with chairs, all included. Additional highlights include: Covered front porch and 1012 storage building that matches the home. This home is move-in ready! The Whispering Pines HOA is $125/month and includes Water, sewage, Lawn maintenance, community pool, Clubhouse, Picnic area, and Playground. Don't miss this opportunity to own an affordable home near Lake Eufaula in a welcoming community!

20. 2023-06-15
    soldstatus $74,900
21. 2023-06-13
    soldstatus Closed 273-char remark

    Show marketing remark (273 chars)

    Cozy & cute describes this fully furnished 1 BR, 1 Bath MH in gated S/D with pool, club house, picnic area with playground, storage for boats/building & community boat dock. HOA $125 Month includes water, trash, sewage & lawn care. Great rental investment

22. 2023-03-20
    listed $78,500 Active 273-char remark

    Show marketing remark (273 chars)

    Cozy & cute describes this fully furnished 1 BR, 1 Bath MH in gated S/D with pool, club house, picnic area with playground, storage for boats/building & community boat dock. HOA $125 Month includes water, trash, sewage & lawn care. Great rental investment

23. 2022-07-28
    soldstatus $70,000

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $713 · $59/mo
• Expected delta: +$207/yr (+$17/mo · 40.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,206
• − Mortgage interest: −$4,341
• − Property taxes: −$506
• − Insurance: −$388
• − Repairs & maintenance: −$736
• − Management: −$736
• − Depreciation: −$2,255
• Taxable income: $243
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $1,443/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: Quitman County
• NCES district ID: 1304290
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 15% ▲ 5.00%
• Median HH income: $32,082
• Composite: 13.53/100
• National rank: #14489
• State rank: #184 of 187 in GA

Livability — Georgetown-Quitman County

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

Census & demographics

• Census place: Georgetown-Quitman County, GA
• City population: 2,407
• Population (ZIP): 2,295

Population outlook (Quitman County) Hauer SSP2

• Today (2025): 1,977 people
• By 2030: 1,789 · -9.5%
• By 2040: 1,445 · -26.9%
• By 2050: 1,148 · -41.9%
• By 2075: 590 · -70.2%
• By 2100: 328 · -83.4%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: White 49% Black 48% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Serbian 1% Iranian 1%
• Foreign-born: 0% · Canada, Jamaica

Political lean MEDSL · Quitman

• 2024 margin: R (+15.4) · D 42.1% · R 57.5%
• 2008→2024 swing: -23.3pp toward R · 2008: 7.9pp · 2024: -15.4pp
• All cycles: 2024: R+15.4 2020: R+9.7 2016: R+10.9 2012: D+9.1 2008: D+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.07%
• Current HPI: 172.7909
• 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

+10.7% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $77,500 EBOR
• 2026-03-14 Listed $79,777 EBOR
• 2023-06-15 Sold (Public Records) $74,900 Public Records
• 2023-06-13 Sold (MLS) — EBOR
• 2023-03-20 Listed $78,500 EBOR
• 2022-07-28 Sold (Public Records) $70,000 Public Records

Property tax history

-14.7%/yr

Latest (2025): $506 · -27.2% YoY. Source: county tax records.