165 Brentwood Ln · Locust Grove, GA 30248

$99,000

2 bd · 2.0 ba · 980 sqft · Manufactured public records · 152 Days on market

Built 1982 0.38 ac lot $101/sqft · 54% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable home in Locust Grove. This home includes a 2 bedroom, 2 bath mobile home situated on approximately 0.39 acres. No park. No monthly lot rent. Level lot with room for parking and outdoor use. Suitable for an owner-occupant or investor. Mobile home title is not retired. Home is being sold as-is. Home may be purchased individually or as part of a multi-property package. Additional locations available. Purchase options may be available for individual homes. Located in the Unity Grove and Locust Grove school districts. All information is believed to be accurate but not guaranteed and should be independently verified.

Key facts

• Outdoor use
• Level lot
• 0.38 acre lot

Tags

• LEVEL LOT
• OUTDOOR USE
• UNITY GROVE SCHOOL DISTRICT
• LOCUST GROVE SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 4.1% in Locust Grove — 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 62/100 on livability (#315 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.2%/yr); 499 active listings in the ZIP; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $58k; list at $99k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.74% ✓
• Cap rate: 13.99%
• Cash-on-cash: 27.49%
• DSCR: 2.22
• GRM: 4.8

CMA / ARV

• ARV (median comp): $213,469
• List price: $99,000
• Delta: -53.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
866 Peeksville Rd	0.69mi	3/2.0 (+1)	960 (-2%)	17mo	$155,000	$161	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.16% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 1.83×
• Total profit: $23,008
• Equity at exit: $14,761

10-year hold

• IRR: 28.2%
• Equity multiple: 3.40×
• Total profit: $66,492
• Equity at exit: $8,560

Cash invested: $27,720 (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 30248

• Home prices YoY: -21.0%
• Rents YoY: 2.2%
• Active inventory: 499
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$168 /mo · $2,020/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $635

Break-even live

Break-even rent $922

Max offer price $99,000

Occupancy floor 58%

Sensitivity live

Price	-10% $691	-5% $663	+0% $635	+5% $607	+10% $579
Rent	-10% $499	-5% $567	+0% $635	+5% $703	+10% $771
Rate	-1.0pp $685	-0.5pp $660	base $635	+0.5pp $609	+1.0pp $583

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $99,000 Active 152 DOM
2. 2026-06-18
   days on market $99,000 Active 149 DOM
3. 2026-06-17
   days on market $99,000 Active 148 DOM
4. 2026-06-16
   days on market $99,000 Active 147 DOM
5. 2026-06-15
   days on market $99,000 Active 146 DOM
6. 2026-06-13
   days on market $99,000 Active 144 DOM
7. 2026-06-09
   days on market $99,000 Active 140 DOM
8. 2026-06-08
   days on market $99,000 Active 139 DOM
9. 2026-06-07
   days on market $99,000 Active 138 DOM
10. 2026-06-04
    days on market $99,000 Active 135 DOM
11. 2026-06-03
    days on market $99,000 Active 134 DOM
12. 2026-06-02
    days on market $99,000 Active 133 DOM
13. 2026-06-01
    days on market $99,000 Active 132 DOM
14. 2026-05-31
    days on market $99,000 Active 131 DOM
15. 2026-01-19
    listed $99,000 New 639-char remark

    Show marketing remark (639 chars)

    Affordable home in Locust Grove. This home includes a 2 bedroom, 2 bath mobile home situated on approximately 0.39 acres. No park. No monthly lot rent. Level lot with room for parking and outdoor use. Suitable for an owner-occupant or investor. Mobile home title is not retired. Home is being sold as-is. Home may be purchased individually or as part of a multi-property package. Additional locations available. Purchase options may be available for individual homes. Located in the Unity Grove and Locust Grove school districts. All information is believed to be accurate but not guaranteed and should be independently verified.

16. 2023-02-23
    soldstatus $58,333
17. 2023-02-14
    soldstatus $58,333 Closed 362-char remark

    Show marketing remark (362 chars)

    Come check out this beautiful family home in a well-established neighborhood with mature trees. This excellent two bedroom, two bath comes with a fenced-in backyard and a new shed in front. The property may need some TLC. Tenants are in place and come with the sale of the property—an excellent investment for persons looking for passive income. CASH ONLY.

18. 2023-02-14
    soldstatus $58,333 Sold

    Show marketing remark (362 chars)

    Come check out this beautiful family home in a well-established neighborhood with mature trees. This excellent two bedroom, two bath comes with a fenced-in backyard and a new shed in front. The property may need some TLC. Tenants are in place and come with the sale of the property—an excellent investment for persons looking for passive income. CASH ONLY.

19. 2022-12-19
    status Under Contract

    Show marketing remark (362 chars)

    Come check out this beautiful family home in a well-established neighborhood with mature trees. This excellent two bedroom, two bath comes with a fenced-in backyard and a new shed in front. The property may need some TLC. Tenants are in place and come with the sale of the property—an excellent investment for persons looking for passive income. CASH ONLY.

20. 2022-12-19
    status Pending 362-char remark

    Show marketing remark (362 chars)

    Come check out this beautiful family home in a well-established neighborhood with mature trees. This excellent two bedroom, two bath comes with a fenced-in backyard and a new shed in front. The property may need some TLC. Tenants are in place and come with the sale of the property—an excellent investment for persons looking for passive income. CASH ONLY.

21. 2022-12-19
    price $70,000

    Show marketing remark (362 chars)

    Come check out this beautiful family home in a well-established neighborhood with mature trees. This excellent two bedroom, two bath comes with a fenced-in backyard and a new shed in front. The property may need some TLC. Tenants are in place and come with the sale of the property—an excellent investment for persons looking for passive income. CASH ONLY.

22. 2022-11-14
    price $70,000 362-char remark

    Show marketing remark (362 chars)

    Come check out this beautiful family home in a well-established neighborhood with mature trees. This excellent two bedroom, two bath comes with a fenced-in backyard and a new shed in front. The property may need some TLC. Tenants are in place and come with the sale of the property—an excellent investment for persons looking for passive income. CASH ONLY.

23. 2022-09-19
    listed $75,000 Active 362-char remark

    Show marketing remark (362 chars)

    Come check out this beautiful family home in a well-established neighborhood with mature trees. This excellent two bedroom, two bath comes with a fenced-in backyard and a new shed in front. The property may need some TLC. Tenants are in place and come with the sale of the property—an excellent investment for persons looking for passive income. CASH ONLY.

24. 2022-09-19
    listed $75,000 New

    Show marketing remark (362 chars)

    Come check out this beautiful family home in a well-established neighborhood with mature trees. This excellent two bedroom, two bath comes with a fenced-in backyard and a new shed in front. The property may need some TLC. Tenants are in place and come with the sale of the property—an excellent investment for persons looking for passive income. CASH ONLY.

ⓘ 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: $2,020 · $168/mo
• Projected year-2 tax: $2,020 · $168/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,715
• − Mortgage interest: −$5,546
• − Property taxes: −$2,020
• − Insurance: −$495
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$2,880
• Taxable income: $6,460
• Est. tax owed @ 24.0%: −$1,550
• After-tax cash flow: $6,070/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — Locust Grove

• Score: 62/100
• State rank: #315
• US rank: #17034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Locust Grove, GA
• County: Henry County · 316,359 people
• City population: 36,038
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 36,038
• Household income: $83,823
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 485.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 37% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Italian 2% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.09%
• Current HPI: 203.5358
• Rent YoY: ▲ 2.16%
• 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

+32.0% since first listed

10 events — show timeline

• 2026-01-19 Listed $99,000 GAMLS
• 2023-02-23 Sold (Public Records) $58,333 Public Records
• 2023-02-14 Sold (MLS) $58,333 GAMLS
• 2023-02-14 Sold (MLS) $58,333 FMLS
• 2022-12-19 Pending — GAMLS
• 2022-12-19 Pending — FMLS
• 2022-12-19 Price Changed $70,000 GAMLS
• 2022-11-14 Price Changed $70,000 FMLS
• 2022-09-19 Listed $75,000 GAMLS
• 2022-09-19 Listed $75,000 FMLS

Property tax history

+26.3%/yr

Latest (2025): $2,020 · +137.8% YoY. Source: county tax records.