2210 NE Persimmon Dr · Clyattville, GA 32350

$125,000

4 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 71 Days on market

Built 1999 2.20 ac lot ↓ 11% since listing

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• 1% rule +5.4/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this lovely home that sits on a well maintained 2.20 acres. This mobile home was built in 1999 and has 4 large bedrooms and 2 full bathrooms. The open floor plan is perfect for entertaining, the kitchen has views into the dining room and separate family room. The master and guest bedrooms are configured in a split floorplan giving everyone amble space. Some notable extras are the large kitchen with new stainless steel appliances, spacious laundry/mudroom with new washer & dryer, a wood burning fireplace in the family room, and a large deck off the back of the house that over looks the gorgeous property. The shed outside will convey with the sale of this home. KEY FEAUTRES: 2015 ROOF & HVAC, Septic Pumped in 2021, kitchen appliances all from the last 1-5 years.

Key facts

• Large back deck
• 40x26 metal building
• 10x16 shed

Tags

• LARGE BACK DECK
• 40X26 METAL BUILDING
• 10X16 SHED
• SOLAR PANELS

Property features AI

Exterior

• Parking: 3-car garage
• Utilities: Private well water
• Home design: Manufactured home; Single-story
• Construction: Frame construction; Shingle roof
• Exterior features: Deck; Shed(s); Workshop; 2.2-acre lot; Zoned AG2

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Wood-burning fireplace; Deck
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Madison (rural): math 39% / reading 40% proficiency, ranked #64 of 73 in FL (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 31 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.4% local appreciation)).
• Madison County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 71 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.04% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.97×
• Total profit: $34,097
• Equity at exit: $58,764

10-year hold

• IRR: 18.0%
• Equity multiple: 3.72×
• Total profit: $95,047
• Equity at exit: $92,604

Cash invested: $35,000 (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 32350

• Home prices YoY: 1.9%
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$62 /mo · $743/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $262

Break-even live

Break-even rent $974

Max offer price $125,000

Occupancy floor 75%

Sensitivity live

Price	-10% $333	-5% $297	+0% $262	+5% $226	+10% $191
Rent	-10% $159	-5% $210	+0% $262	+5% $313	+10% $365
Rate	-1.0pp $325	-0.5pp $294	base $262	+0.5pp $229	+1.0pp $196

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $125,000 Active 71 DOM
2. 2026-06-18
   days on market $125,000 Active 70 DOM
3. 2026-06-17
   days on market $125,000 Active 69 DOM
4. 2026-06-16
   days on market $125,000 Active 68 DOM
5. 2026-06-15
   days on market $125,000 Active 67 DOM
6. 2026-06-14
   days on market $125,000 Active 65 DOM
7. 2026-06-13
   days on market $125,000 Active 64 DOM
8. 2026-06-10
   days on market $125,000 Active 62 DOM
9. 2026-06-09
   days on market $125,000 Active 61 DOM
10. 2026-06-08
    days on market $125,000 Active 60 DOM
11. 2026-06-07
    days on market $125,000 Active 59 DOM
12. 2026-06-05
    days on market $125,000 Active 56 DOM
13. 2026-06-03
    days on market $125,000 Active 55 DOM
14. 2026-06-02
    days on market $125,000 Active 54 DOM
15. 2026-06-01
    days on market $125,000 Active 53 DOM
16. 2026-05-31
    days on market $125,000 Active 52 DOM
17. 2026-05-30
    days on market $125,000 Active 51 DOM
18. 2026-05-01
    price $125,000
19. 2026-04-09
    listed $135,000 Active
20. 2023-03-24
    soldstatus $120,000
21. 2023-03-17
    soldstatus $120,000 Closed 792-char remark

    Show marketing remark (792 chars)

    Check out this lovely home that sits on a well maintained 2.20 acres. This mobile home was built in 1999 and has 4 large bedrooms and 2 full bathrooms. The open floor plan is perfect for entertaining, the kitchen has views into the dining room and separate family room. The master and guest bedrooms are configured in a split floorplan giving everyone amble space. Some notable extras are the large kitchen with new stainless steel appliances, spacious laundry/mudroom with new washer & dryer, a wood burning fireplace in the family room, and a large deck off the back of the house that over looks the gorgeous property. The shed outside will convey with the sale of this home. KEY FEAUTRES: 2015 ROOF & HVAC, Septic Pumped in 2021, kitchen appliances all from the last 1-5 years.

22. 2023-01-31
    historical Active Under Contract 792-char remark

    Show marketing remark (792 chars)

    Check out this lovely home that sits on a well maintained 2.20 acres. This mobile home was built in 1999 and has 4 large bedrooms and 2 full bathrooms. The open floor plan is perfect for entertaining, the kitchen has views into the dining room and separate family room. The master and guest bedrooms are configured in a split floorplan giving everyone amble space. Some notable extras are the large kitchen with new stainless steel appliances, spacious laundry/mudroom with new washer & dryer, a wood burning fireplace in the family room, and a large deck off the back of the house that over looks the gorgeous property. The shed outside will convey with the sale of this home. KEY FEAUTRES: 2015 ROOF & HVAC, Septic Pumped in 2021, kitchen appliances all from the last 1-5 years.

23. 2022-11-16
    status Active 792-char remark

    Show marketing remark (792 chars)

    Check out this lovely home that sits on a well maintained 2.20 acres. This mobile home was built in 1999 and has 4 large bedrooms and 2 full bathrooms. The open floor plan is perfect for entertaining, the kitchen has views into the dining room and separate family room. The master and guest bedrooms are configured in a split floorplan giving everyone amble space. Some notable extras are the large kitchen with new stainless steel appliances, spacious laundry/mudroom with new washer & dryer, a wood burning fireplace in the family room, and a large deck off the back of the house that over looks the gorgeous property. The shed outside will convey with the sale of this home. KEY FEAUTRES: 2015 ROOF & HVAC, Septic Pumped in 2021, kitchen appliances all from the last 1-5 years.

24. 2022-11-01
    historical Active Under Contract 792-char remark

    Show marketing remark (792 chars)

    Check out this lovely home that sits on a well maintained 2.20 acres. This mobile home was built in 1999 and has 4 large bedrooms and 2 full bathrooms. The open floor plan is perfect for entertaining, the kitchen has views into the dining room and separate family room. The master and guest bedrooms are configured in a split floorplan giving everyone amble space. Some notable extras are the large kitchen with new stainless steel appliances, spacious laundry/mudroom with new washer & dryer, a wood burning fireplace in the family room, and a large deck off the back of the house that over looks the gorgeous property. The shed outside will convey with the sale of this home. KEY FEAUTRES: 2015 ROOF & HVAC, Septic Pumped in 2021, kitchen appliances all from the last 1-5 years.

25. 2022-08-13
    listed $140,000 Active 792-char remark

    Show marketing remark (792 chars)

    Check out this lovely home that sits on a well maintained 2.20 acres. This mobile home was built in 1999 and has 4 large bedrooms and 2 full bathrooms. The open floor plan is perfect for entertaining, the kitchen has views into the dining room and separate family room. The master and guest bedrooms are configured in a split floorplan giving everyone amble space. Some notable extras are the large kitchen with new stainless steel appliances, spacious laundry/mudroom with new washer & dryer, a wood burning fireplace in the family room, and a large deck off the back of the house that over looks the gorgeous property. The shed outside will convey with the sale of this home. KEY FEAUTRES: 2015 ROOF & HVAC, Septic Pumped in 2021, kitchen appliances all from the last 1-5 years.

ⓘ 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: $743 · $62/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$407/yr (+$34/mo · 54.7%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,665
• − Mortgage interest: −$7,002
• − Property taxes: −$743
• − Insurance: −$625
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$3,636
• Taxable income: $1,152
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $2,865/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: Madison
• NCES district ID: 1201200
• Math proficiency: 39% ▼ -5.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $33,925
• Composite: 32.54/100
• National rank: #5693
• State rank: #64 of 73 in FL

Livability — Clyattville

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

Census & demographics

• Population (ZIP): 1,452

Population outlook (Madison County) Hauer SSP2

• Today (2025): 16,849 people
• By 2030: 15,883 · -5.7%
• By 2040: 13,861 · -17.7%
• By 2050: 11,918 · -29.3%
• By 2075: 7,810 · -53.6%
• By 2100: 4,684 · -72.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 18% Two or more races 5%
• Common ancestry: German 2% Italian 2% Polish 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Madison

• 2024 margin: Strong R (+28.9) · D 35.3% · R 64.2%
• 2008→2024 swing: -25.8pp toward R · 2008: -3.1pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+19.5 2016: R+15.6 2012: R+3.4 2008: R+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.36%
• Current HPI: 179.2604
• 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

8 events — show timeline

• 2026-05-01 Price Changed $125,000 NFMLS
• 2026-04-09 Listed $135,000 NFMLS
• 2023-03-24 Sold (Public Records) $120,000 Public Records
• 2023-03-17 Sold (MLS) $120,000 CATRS
• 2023-01-31 Contingent — CATRS
• 2022-11-16 Relisted — CATRS
• 2022-11-01 Contingent — CATRS
• 2022-08-13 Listed $140,000 CATRS

Property tax history

+3.2%/yr

Latest (2025): $743 · +1.6% YoY. Source: county tax records.