3360 Strickland Avenue Ext · Blackshear, GA 31516

$129,900

2 bd · 2.0 ba · 1,000 sqft · Other · 250 Days on market

Built 2000 1.81 ac lot $130/sqft · 21% below area Est $165k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

**Peaceful Country Living - Single Wide Mobile Home on 1.81 Acres. Escape the hustle and bustle of city life with this single wide mobile home nestled on a spacious 1.81-acre lot just outside the Pierce County city limits. Key Features: Privacy & Space: Nearly 2 acres of your own land provides plenty of room to breathe, garden, or pursue hobbies Strategic Location: Just beyond city limits - enjoy lower taxes and fewer restrictions while staying close to town. Ideal For: Perfect for investors : 1.05 acres is an open lot and perfect for building a home. Those wanting space for RV parking, workshops, or animals. This property offers endless possibilities - whether you're looking to enjoy the existing home, expand, or build your dream residence. The generous acreage provides flexibility for outdoor activities, gardening, or simply enjoying nature's beauty right outside your door. Schedule your viewing today and discover your own slice of Pierce County!

Key facts

• Privacy
• Open lot
• 1.81 acres

Tags

• 1.81 ACRES
• PRIVACY
• STRATEGIC LOCATION
• OPEN LOT
• SPACE FOR RV PARKING
• SPACE FOR WORKSHOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (26.9% below list).
• Recommended offer: $95k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.8% in Blackshear — 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 68/100 on livability (#154 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: schools C-, health & safety C-, amenities F.
• Pierce County (rural): math 52% / reading 51% proficiency, ranked #15 of 174 in GA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 121 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 88 units permitted in Pierce County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000 (26.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.73% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.86%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $164,895
• List price: $129,900
• Delta: -21.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.5%
• Equity multiple: 0.16×
• Total profit: $-30,411
• Equity at exit: $19,369

10-year hold

• IRR: -20.0%
• Equity multiple: -0.06×
• Total profit: $-38,496
• Equity at exit: $11,231

Cash invested: $36,372 (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 31516

• Home prices YoY: -9.1%
• Active inventory: 121
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-147

Break-even live

Break-even rent $1,136

Max offer price $108,599

Occupancy floor —

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
526 Ware St Blackshear, GA	3.0	1.0	840	$950	$1.13	43d	1	0.71mi

Listing history 20 events

1. 2026-06-18
   days on market $129,900 Active 250 DOM
2. 2026-06-17
   days on market $129,900 Active 249 DOM
3. 2026-06-16
   days on market $129,900 Active 248 DOM
4. 2026-06-15
   days on market $129,900 Active 247 DOM
5. 2026-06-13
   days on market $129,900 Active 245 DOM
6. 2026-06-12
   days on market $129,900 Active 244 DOM
7. 2026-06-09
   days on market $129,900 Active 241 DOM
8. 2026-06-08
   days on market $129,900 Active 240 DOM
9. 2026-06-07
   days on market $129,900 Active 239 DOM
10. 2026-06-07
    days on market $129,900 Active 238 DOM
11. 2026-06-04
    days on market $129,900 Active 235 DOM
12. 2026-06-02
    days on market $129,900 Active 234 DOM
13. 2026-06-01
    days on market $129,900 Active 233 DOM
14. 2026-05-31
    days on market $129,900 Active 232 DOM
15. 2026-05-31
    days on market $129,900 Active 231 DOM
16. 2025-10-23
    status Back On Market 981-char remark

    Show marketing remark (981 chars)

    **Peaceful Country Living - Single Wide Mobile Home on 1.81 Acres. Escape the hustle and bustle of city life with this single wide mobile home nestled on a spacious 1.81-acre lot just outside the Pierce County city limits. Key Features: Privacy & Space: Nearly 2 acres of your own land provides plenty of room to breathe, garden, or pursue hobbies Strategic Location: Just beyond city limits - enjoy lower taxes and fewer restrictions while staying close to town. Ideal For: Perfect for investors : 1.05 acres is an open lot and perfect for building a home. Those wanting space for RV parking, workshops, or animals. This property offers endless possibilities - whether you're looking to enjoy the existing home, expand, or build your dream residence. The generous acreage provides flexibility for outdoor activities, gardening, or simply enjoying nature's beauty right outside your door. Schedule your viewing today and discover your own slice of Pierce County!

17. 2025-09-26
    status Pending Offer Approval 981-char remark

    Show marketing remark (981 chars)

    **Peaceful Country Living - Single Wide Mobile Home on 1.81 Acres. Escape the hustle and bustle of city life with this single wide mobile home nestled on a spacious 1.81-acre lot just outside the Pierce County city limits. Key Features: Privacy & Space: Nearly 2 acres of your own land provides plenty of room to breathe, garden, or pursue hobbies Strategic Location: Just beyond city limits - enjoy lower taxes and fewer restrictions while staying close to town. Ideal For: Perfect for investors : 1.05 acres is an open lot and perfect for building a home. Those wanting space for RV parking, workshops, or animals. This property offers endless possibilities - whether you're looking to enjoy the existing home, expand, or build your dream residence. The generous acreage provides flexibility for outdoor activities, gardening, or simply enjoying nature's beauty right outside your door. Schedule your viewing today and discover your own slice of Pierce County!

18. 2025-09-11
    listed $129,900 New 981-char remark

    Show marketing remark (981 chars)

    **Peaceful Country Living - Single Wide Mobile Home on 1.81 Acres. Escape the hustle and bustle of city life with this single wide mobile home nestled on a spacious 1.81-acre lot just outside the Pierce County city limits. Key Features: Privacy & Space: Nearly 2 acres of your own land provides plenty of room to breathe, garden, or pursue hobbies Strategic Location: Just beyond city limits - enjoy lower taxes and fewer restrictions while staying close to town. Ideal For: Perfect for investors : 1.05 acres is an open lot and perfect for building a home. Those wanting space for RV parking, workshops, or animals. This property offers endless possibilities - whether you're looking to enjoy the existing home, expand, or build your dream residence. The generous acreage provides flexibility for outdoor activities, gardening, or simply enjoying nature's beauty right outside your door. Schedule your viewing today and discover your own slice of Pierce County!

19. 2022-04-12
    soldstatus $320,000
20. 2018-01-08
    soldstatus $20,000

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$3,779
• Taxable loss: −$4,077
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $-788/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: Pierce County
• NCES district ID: 1304140
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $39,523
• Composite: 43.04/100
• National rank: #3097
• State rank: #15 of 174 in GA

Livability — Blackshear

• Score: 68/100
• State rank: #154
• US rank: #9915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,465
• Population (ZIP): 15,465

Population outlook (Pierce County) Hauer SSP2

• Today (2025): 19,690 people
• By 2030: 19,886 · +1.0%
• By 2040: 20,140 · +2.3%
• By 2050: 20,113 · +2.1%
• By 2075: 19,166 · -2.7%
• By 2100: 16,296 · -17.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 8% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Pierce

• 2024 margin: Solid R (+77.5) · D 11.2% · R 88.7%
• 2008→2024 swing: -15.0pp toward R · 2008: -62.5pp · 2024: -77.5pp
• All cycles: 2024: R+77.5 2020: R+75.1 2016: R+74.0 2012: R+66.4 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.01%
• Current HPI: 259.8612
• 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

+549.5% since first listed

5 events — show timeline

• 2025-10-23 Relisted — GAMLS
• 2025-09-26 Pending — GAMLS
• 2025-09-11 Listed $129,900 GAMLS
• 2022-04-12 Sold (Public Records) $320,000 Public Records
• 2018-01-08 Sold (Public Records) $20,000 Public Records

Property tax history

-11.0%/yr

Latest (2025): $101 · +4.1% YoY. Source: county tax records.