8080 Conners Rd · Villa Rica, GA 30180

$49,995

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 14 Days on market

Built 1985 0.77 ac lot ↓ 24% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity for investors, builders, or buyers looking for affordable land with utilities already in place. Situated on a beautiful and flat 0.77-acre lot on a quiet street with no HOA, this property offers tremendous potential for redevelopment or replacement with a new mobile home. The existing mobile home on the property has been condemned and is not safe to enter. The value is in the land and existing utility infrastructure already connected to the property, including power with meter installed, public water, septic system, existing driveway, and foundation already in place. This setup can help save significant time and costs compared to starting from raw land. Conveniently located in Villa Rica with easy access to shopping, schools, and major highways. Cash sale only. Property sold as-is with no disclosures. Buyer to verify all information deemed important.

Key facts

• Existing driveway
• Flat lot
• No hoa

Tags

• FLAT LOT
• NO HOA
• UTILITY INFRASTRUCTURE
• PUBLIC WATER
• SEPTIC SYSTEM
• EXISTING DRIVEWAY

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Septic tank sewer; 220V electric service available; Electricity available; Natural gas available; Phone service available; Water service available
• Home design: Single wide mobile home; One-level home; Entry level: main level
• Construction: Frame construction with vinyl siding; Composition shingle roof; Block foundation; Property condition: fixer
• Exterior features: Deck; Other exterior features; Property listed in a mobile home park (MH/LOT #33, Rainbow Estates)

Interior

• Kitchen: White cabinets; Country-style kitchen; Dishwasher; Electric oven
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Master bathroom with double shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closets; In-law floorplan; No shared/common walls; Other interior features
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 31.4% vs local median 4.0% in Villa Rica — 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 (#224 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Douglas County (suburban): math 23% / reading 35% proficiency, ranked #92 of 174 in GA (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Winston Elementary School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 321 students, 77% FRL); Mason Creek Middle School (math 28% / reading 42%, grade F, #191 of 470 statewide, top 41%, 879 students, 64% FRL); Douglas County High School (math 28% / reading 37%, grade F, #104 of 424 statewide, top 25%, 1,969 students, 63% FRL).
• Market conditions: Rents rising (+2.4%/yr); 669 active listings in the ZIP; solid renter incomes; 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Douglas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $42k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $49,995

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. 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.
3. 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.
4. 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: 3.42% ✓
• Cap rate: 31.37%
• Cash-on-cash: 89.56%
• DSCR: 4.98
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: 89.6%
• Equity multiple: 5.10×
• Total profit: $57,449
• Equity at exit: $7,454

10-year hold

• IRR: 92.4%
• Equity multiple: 10.41×
• Total profit: $131,691
• Equity at exit: $4,323

Cash invested: $13,999 (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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 669
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$25 /mo · $298/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $1,045

Break-even live

Break-even rent $390

Max offer price $49,995

Occupancy floor 34%

Sensitivity live

Price	-10% $1,073	-5% $1,059	+0% $1,045	+5% $1,031	+10% $1,016
Rent	-10% $910	-5% $977	+0% $1,045	+5% $1,112	+10% $1,180
Rate	-1.0pp $1,070	-0.5pp $1,057	base $1,045	+0.5pp $1,032	+1.0pp $1,019

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: $12,499
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-14
   listed $49,995 New 884-char remark

   Show marketing remark (884 chars)

   Excellent opportunity for investors, builders, or buyers looking for affordable land with utilities already in place. Situated on a beautiful and flat 0.77-acre lot on a quiet street with no HOA, this property offers tremendous potential for redevelopment or replacement with a new mobile home. The existing mobile home on the property has been condemned and is not safe to enter. The value is in the land and existing utility infrastructure already connected to the property, including power with meter installed, public water, septic system, existing driveway, and foundation already in place. This setup can help save significant time and costs compared to starting from raw land. Conveniently located in Villa Rica with easy access to shopping, schools, and major highways. Cash sale only. Property sold as-is with no disclosures. Buyer to verify all information deemed important.

2. 2026-05-14
   listed $49,995 Active 884-char remark

   Show marketing remark (884 chars)

   Excellent opportunity for investors, builders, or buyers looking for affordable land with utilities already in place. Situated on a beautiful and flat 0.77-acre lot on a quiet street with no HOA, this property offers tremendous potential for redevelopment or replacement with a new mobile home. The existing mobile home on the property has been condemned and is not safe to enter. The value is in the land and existing utility infrastructure already connected to the property, including power with meter installed, public water, septic system, existing driveway, and foundation already in place. This setup can help save significant time and costs compared to starting from raw land. Conveniently located in Villa Rica with easy access to shopping, schools, and major highways. Cash sale only. Property sold as-is with no disclosures. Buyer to verify all information deemed important.

3. 2026-05-14
   listed $49,995 Active

   Show marketing remark (884 chars)

   Excellent opportunity for investors, builders, or buyers looking for affordable land with utilities already in place. Situated on a beautiful and flat 0.77-acre lot on a quiet street with no HOA, this property offers tremendous potential for redevelopment or replacement with a new mobile home. The existing mobile home on the property has been condemned and is not safe to enter. The value is in the land and existing utility infrastructure already connected to the property, including power with meter installed, public water, septic system, existing driveway, and foundation already in place. This setup can help save significant time and costs compared to starting from raw land. Conveniently located in Villa Rica with easy access to shopping, schools, and major highways. Cash sale only. Property sold as-is with no disclosures. Buyer to verify all information deemed important.

4. 2002-04-15
   soldstatus $30,000
5. 1998-01-06
   soldstatus $55,000
6. 1998-01-06
   soldstatus $55,000
7. 1998-01-06
   soldstatus $55,000

ⓘ 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: $298 · $25/mo
• Projected year-2 tax: $460 · $38/mo
• Expected delta: +$162/yr (+$13/mo · 54.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,547
• − Mortgage interest: −$2,800
• − Property taxes: −$298
• − Insurance: −$250
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$1,454
• Taxable income: $12,456
• Est. tax owed @ 24.0%: −$2,989
• After-tax cash flow: $9,548/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: Douglas County
• NCES district ID: 1301860
• Math proficiency: 23% ▼ -16.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $55,335
• Composite: 25.84/100
• National rank: #7353
• State rank: #92 of 174 in GA

Livability — Villa Rica

• Score: 65/100
• State rank: #224
• US rank: #13182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carroll County · 124,888 people
• City population: 43,013
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 853.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 163,022 people
• By 2030: 173,956 · +6.7%
• By 2040: 196,859 · +20.8%
• By 2050: 220,017 · +35.0%
• By 2075: 279,831 · +71.7%
• By 2100: 322,702 · +97.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid D (+31.4) · D 65.4% · R 33.9%
• 2008→2024 swing: +29.6pp toward D · 2008: 1.8pp · 2024: 31.4pp
• All cycles: 2024: D+31.4 2020: D+25.1 2016: D+10.8 2012: D+4.0 2008: D+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• 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

-23.6% since first listed

11 events — show timeline

• 2026-06-04 Sold (MLS) $42,000 GAMLS
• 2026-06-04 Sold (MLS) $42,000 FMLS
• 2026-06-04 Sold (MLS) $42,000 FMLS
• 2026-05-28 Pending — FMLS
• 2026-05-28 Pending — FMLS
• 2026-05-28 Pending — GAMLS
• 2026-05-14 Listed $49,995 GAMLS
• 2026-05-14 Listed $49,995 FMLS
• 2026-05-14 Listed $49,995 FMLS
• 2002-04-15 Sold (Public Records) $30,000 Public Records
• 1998-01-06 Sold (Public Records) $55,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $298 · -0.2% YoY. Source: county tax records.