1055 Journey St NE · Crescent, GA 31331

$72,900

2 bd · 2.0 ba · 980 sqft · Manufactured · 26 Days on market

Built 1981 Poor condition $74/sqft · 56% below area

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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 +28.2/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0

Listing remarks

AFFOR-DA-BILITY at the COAST!!! Beautiful marsh and Julienton river view from this property located at Dallas Bluff Marina in Shellman Bluff. 2-bedroom 2-bath mobile home with screened in front porch, car/boat port and utility shed. This is the perfect fisherman's get-away place. There is a monthly land rental of $400, to include water and grounds. You only pay taxes on the dwelling.

Key facts

• Julienton river view
• Utility shed
• Marsh view

Tags

• MARSH VIEW
• JULIENTON RIVER VIEW
• SCREENED IN FRONT PORCH
• CAR BOAT PORT
• UTILITY SHED

Property features AI

Finance

• Financial info: Land lease of $400 per month

Exterior

• Parking: Carport with 2 spaces
• Utilities: Distances to electric, gas, sewer, and water utilities measured in feet
• Exterior features: Dirt road surface; Waterfront property on Julienton River

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $73k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($930 rent vs $73k).
• Recommended offer: $72k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 1.0% in Crescent — 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Mcintosh County (town): math 23% / reading 29% proficiency, ranked #118 of 174 in GA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 293 active listings in the ZIP; 127 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($504 loan paydown + $7k appreciation (10.0% local appreciation)).
• McIntosh County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% 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 $71,806 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.28% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.59%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $164,337
• List price: $72,900
• Delta: -55.64%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 3.46×
• Total profit: $50,245
• Equity at exit: $65,674

10-year hold

• IRR: 27.2%
• Equity multiple: 7.85×
• Total profit: $139,826
• Equity at exit: $141,629

Cash invested: $20,412 (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 31331

• Active inventory: 293
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $930 medium
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,094/yr
• Insurance: −$30
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $165

Break-even live

Break-even rent $722

Max offer price $72,900

Occupancy floor 77%

Sensitivity live

Price	-10% $215	-5% $190	+0% $165	+5% $139	+10% $114
Rent	-10% $91	-5% $128	+0% $165	+5% $201	+10% $238
Rate	-1.0pp $201	-0.5pp $183	base $165	+0.5pp $146	+1.0pp $127

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $72,900 Active 26 DOM
2. 2026-06-19
   days on market $72,900 Active 24 DOM
3. 2026-06-18
   days on market $72,900 Active 23 DOM
4. 2026-06-17
   days on market $72,900 Active 22 DOM
5. 2026-06-16
   days on market $72,900 Active 21 DOM
6. 2026-06-15
   days on market $72,900 Active 20 DOM
7. 2026-06-14
   days on market $72,900 Active 18 DOM
8. 2026-06-13
   days on market $72,900 Active 17 DOM
9. 2026-06-10
   days on market $72,900 Active 15 DOM
10. 2026-06-09
    days on market $72,900 Active 14 DOM
11. 2026-06-08
    days on market $72,900 Active 13 DOM
12. 2026-06-07
    days on market $72,900 Active 12 DOM
13. 2026-06-05
    days on market $72,900 Active 9 DOM
14. 2026-06-03
    days on market $72,900 Active 8 DOM
15. 2026-06-02
    days on market $72,900 Active 7 DOM
16. 2026-06-01
    days on market $72,900 Active 6 DOM
17. 2026-05-31
    days on market $72,900 Active 5 DOM
18. 2026-05-30
    days on market $72,900 Active 4 DOM
19. 2025-11-26
    listed $72,900 Active 386-char remark

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 87% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $11,163
• − Mortgage interest: −$4,084
• − Property taxes: −$1,094
• − Insurance: −$1,162
• − Repairs & maintenance: −$893
• − Management: −$893
• − Depreciation: −$2,121
• Taxable income: $917
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $1,756/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 · 1 photo

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates to its roof, exterior, interior walls/paint, HVAC system, and landscaping to improve its condition and value.

Repairs flagged

• Major roof — No photos of the roof
• Major exterior — No photos of the exterior
• Major interior walls/paint — No photos of the interior walls/paint
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals
• Major landscaping/curb appeal — No photos of the landscaping/curb appeal

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and value
• Both exterior painting — Fresh paint would enhance curb appeal and home value
• Both HVAC system upgrade — A new HVAC system would improve comfort and energy efficiency
• Both landscaping and curb appeal — A well-maintained yard and curb appeal would attract more buyers/renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No photos of the roof	Major	$15,000–50,000
exterior · No photos of the exterior	Major	$15,000–50,000
interior walls/paint · No photos of the interior walls/paint	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals	Major	$15,000–50,000
landscaping/curb appeal · No photos of the landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly improve the home's appearance and value ↑
• Both exterior painting — Fresh paint would enhance curb appeal and home value ↑
• Both HVAC system upgrade — A new HVAC system would improve comfort and energy efficiency ↑
• Both landscaping and curb appeal — A well-maintained yard and curb appeal would attract more buyers/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: Mcintosh County
• NCES district ID: 1303600
• Math proficiency: 23% ▬ 0.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $41,742
• Composite: 22.08/100
• National rank: #8188
• State rank: #118 of 174 in GA

Livability — Crescent

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

Census & demographics

• Population (ZIP): 5,997

Population outlook (McIntosh County) Hauer SSP2

• Today (2025): 12,922 people
• By 2030: 12,156 · -5.9%
• By 2040: 10,332 · -20.0%
• By 2050: 8,526 · -34.0%
• By 2075: 5,506 · -57.4%
• By 2100: 3,635 · -71.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 28% Two or more races 6%
• Common ancestry: Italian 1% French 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · McIntosh

• 2024 margin: Strong R (+28.6) · D 35.5% · R 64.1%
• 2008→2024 swing: -22.6pp toward R · 2008: -6.0pp · 2024: -28.6pp
• All cycles: 2024: R+28.6 2020: R+21.0 2016: R+20.1 2012: R+8.6 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.75%
• Current HPI: 329.1351
• 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

1 event — show timeline

• 2026-05-26 Listed $72,900 GIAR