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915 Bel Air Blvd
C+ Composite 64.6
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 +30.0/30.0
  • DSCR +10.0/10.0
  • 1% rule +9.0/10.0
  • ARV discount +7.5/15.0
  • Condition / age +4.0/5.0
  • Rent growth +3.1/5.0
  • Livability +3.1/5.0
  • Appreciation +2.5/10.0
  • Schools +1.1/10.0
  • Manufactured-home adj. -5.6

$112,500

915 Bel Air Blvd · Lovejoy, GA 30228
3 bd · 2.0 ba · 1,800 sqft · Manufactured · 30 Days on market
Manufactured home Built 2001 Good condition 4,356 sqft lot $62/sqft · 64% below area ↓ 10% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Welcome home to this beautifully updated 3-bedroom, 2-bath double-wide located in the highly desirable La Costa Mobile Home Park, one of South Atlanta's best-kept communities. With approximately 1,800 square feet of living space, this home offers plenty of room to spread out, relax, and make lasting memories. Step inside to an open and inviting floor plan that's perfect for everyday living and entertaining. The spacious kitchen features a breakfast bar, ample cabinet space, and flows seamlessly into the living and dining areas, making it easy to stay connected with family and guests.

Key facts

  • Open floor plan
  • Recently remodeled
  • Eat-in kitchen

Tags

RECENTLY REMODELEDOPEN FLOOR PLANDUAL VANITY BATHROOMSOAKER TUBWALK IN SHOWEREAT-IN KITCHEN

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/2.0-bath manufactured listed at $112k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $463 ($6k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($2k rent vs $112k).
  • Recommended offer: $111k (1.5% below list) — sets the bar for market timing.
  • Cap rate 11.2% vs local median 4.8% in Lovejoy — 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 (#317 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
  • Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
  • Zoned schools: Eddie White Middle School (math 8% / reading 22%, grade F, #399 of 470 statewide, top 86%, 1,438 students, 90% FRL); Lovejoy High School (math 7% / reading 8%, grade F, #378 of 424 statewide, top 91%, 2,136 students, 90% FRL).
  • Market conditions: Rents rising (+2.2%/yr); 685 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $778 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
  • Clayton 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 30 days — a 2% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
  • 3 sale attempts; this cycle's ask has dropped $37k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $110,812 (1.5% below list)

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. 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?
  3. 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.
  4. 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.
  5. 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
1.40% ✓
Cap rate
11.23%
Cash-on-cash
17.64%
DSCR
1.78
GRM
6.0

CMA / ARV

ARV (median comp)
$315,808
List price
$112,500
Delta
-57.25%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
11168 Cornerstone Way 0.31mi 3/2.0 1,700 (-6%) 1mo $321,000 $189 75
11058 Hunters Ln 0.83mi 3/2.0 1,798 (-0%) 1mo $250,000 $139 64
11190 Knotty Pine Pl 1.29mi 3/2.0 1,832 (+2%) 0mo $220,000 $120 62
2582 Rosecommons Dr 0.73mi 3/2.0 1,742 (-3%) 1mo $259,900 $149 60
11187 Shannon Cir 1.08mi 3/2.0 1,560 (-13%) 0mo $162,000 $104 43
11520 Kimberly Way 0.91mi 3/2.5 1,579 (-12%) 1mo $275,491 $174 42
11513 Kimberly Way 0.91mi 3/2.5 1,579 (-12%) 1mo $286,000 $181 41
2021 Registry Dr 1.09mi 3/2.0 1,488 (-17%) 1mo $270,000 $181 39
11479 S Glen St Unit NA 1.30mi 3/2.5 1,424 (-21%) 1mo $164,900 $116 37
11479 S Glen St 1.30mi 3/2.5 1,424 (-21%) 1mo $164,900 $116 37
11479 S Glen St 1.30mi 3/2.5 1,424 (-21%) 1mo $164,900 $116 37
11644 Stovall Pl 0.93mi 4/2.5 (+1) 2,080 (+16%) 0mo $300,000 $144 33

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 · 2.2% rent growth · sell at horizon

5-year hold
IRR
8.2%
Equity multiple
1.32×
Total profit
$10,024
Equity at exit
$16,774
10-year hold
IRR
16.8%
Equity multiple
2.32×
Total profit
$41,728
Equity at exit
$9,727

Cash invested: $31,500 (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 30228

Home prices YoY
-24.3%
Rents YoY
2.2%
Active inventory
685
Price-to-rent
6.0×

Monthly cashflow live

Estimated rent
$1,570 high interval (Pro) →
Mortgage (P&I)
−$590
Tax est. 1.5%
−$141 /mo · $1,688/yr
Insurance
−$47
HOA
−$0
Lot rent leased land?
−$0
Vacancy / Maint / Mgmt
−$330
Net cashflow
$463

Break-even live

Break-even rent $984
Max offer price $112,500
Occupancy floor 66%

Sensitivity live

Price -10% $541 -5% $502 +0% $463 +5% $424 +10% $385
Rent -10% $339 -5% $401 +0% $463 +5% $525 +10% $587
Rate -1.0pp $520 -0.5pp $492 base $463 +0.5pp $434 +1.0pp $404

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
$28,125
Closing costs
$3,375
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
2308 Hastings Manor Ln Lovejoy, GA 4.0 2.5 2272 $2,900 $1.28 36d 1 0.22mi
2499 Brianna Dr Lovejoy, GA 3.0 2.5 1470 $1,745 $1.19 24d 1 0.37mi
2251 Nicole Dr #119 Hampton, GA 3.0 2.5 1324 $1,700 $1.28 73d 1 0.37mi
11023 Station Dr Lovejoy, GA 4.0 3.0 2228 $2,179 $0.98 17d 1 0.40mi
11322 Michelle Way Lovejoy, GA 3.0 2.5 1440 $1,675 $1.16 12d 1 0.42mi
2468 Brianna Dr Lovejoy, GA 3.0 2.5 1441 $1,600 $1.11 12d 1 0.42mi
2275 Nicole Dr Lovejoy, GA 4.0 2.0 1800 $1,681 $0.93 21d 1 0.42mi
2214 Bridgewater Pass Lovejoy, GA 4.0 3.0 2161 $2,240 $1.04 38d 1 0.43mi
2451 Brianna Dr Lovejoy, GA 3.0 2.5 1432 $1,486 $1.04 15d 1 0.47mi
11352 Michelle Way Lovejoy, GA 3.0 2.5 1440 $1,485 $1.03 62d 1 0.47mi
2195 Bridgewater Pass Lovejoy, GA 4.0 2.0 2430 $2,800 $1.15 93d 1 0.48mi
2306 Nicole Dr Lovejoy, GA 3.0 2.5 1324 $1,800 $1.36 93d 1 0.49mi
2411 Brianna Dr Lovejoy, GA 3.0 2.0 1432 $1,401 $0.98 7d 1 0.54mi
2339 Brianna Dr Lovejoy, GA 3.0 2.5 1876 $1,950 $1.04 27d 1 0.55mi
2353 Brianna Dr Lovejoy, GA 3.0 2.5 1600 $1,615 $1.01 17d 1 0.56mi
2355 Brianna Dr Lovejoy, GA 3.0 2.5 1876 $1,476 $0.79 62d 1 0.56mi
2361 Brianna Dr Lovejoy, GA 3.0 2.5 1384 $1,525 $1.10 71d 1 0.57mi
2367 Brianna Dr Lovejoy, GA 3.0 2.5 1440 $1,695 $1.18 93d 1 0.57mi
2257 Sugarleaf Trl Lovejoy, GA 3.0 2.0 1624 $1,775 $1.09 93d 1 0.59mi
11523 Vinea Ln Lovejoy, GA 3.0 2.0 1557 $1,850 $1.19 93d 1 0.64mi
2762 Hunters Ct Hampton, GA 3.0 2.5 1702 $1,870 $1.10 70d 1 0.69mi
10938 Wheeler Trce Lovejoy, GA 3.0 3.0 1692 $1,879 $1.11 93d 1 0.71mi
11560 Winston Dr Lovejoy, GA 3.0 3.0 1710 $2,710 $1.58 93d 1 0.77mi
11264 James Madison Dr Hampton, GA 3.0 2.5 1986 $1,990 $1.00 15d 1 0.91mi
11248 James Madison Dr Hampton, GA 3.0 2.5 1986 $1,980 $1.00 60d 1 0.91mi
11236 James Madison Dr Hampton, GA 3.0 2.5 1518 $1,870 $1.23 93d 1 0.92mi
11531 Kimberly Way Lovejoy, GA 3.0 2.5 1579 $2,200 $1.39 53d 1 0.93mi
11522 Kimberly Way Lovejoy, GA 3.0 2.5 1700 $2,200 $1.29 53d 1 0.93mi
11649 Mendenhall Ct Hampton, GA 3.0 2.5 1568 $2,300 $1.47 70d 1 0.94mi
11189 James Madison Dr Hampton, GA 4.0 2.5 1746 $1,981 $1.13 2d 1 0.96mi
11244 Aliyah Dr Hampton, GA 3.0 2.5 2030 $1,850 $0.91 26d 1 0.96mi
11265 Aliyah Dr Hampton, GA 3.0 2.5 2038 $1,900 $0.93 27d 1 0.96mi
2051 Registry Ct Lovejoy, GA 4.0 3.0 2188 $1,940 $0.89 93d 1 0.96mi
11866 Registry Blvd Unit 1 Hampton, GA 3.0 2.0 1488 $1,650 $1.11 73d 1 0.98mi
1992 Lovejoy Rd Lovejoy, GA 1.0–3.0 1.0–2.0 1179 $1,965 $1.67 1d 18 0.99mi
1578 Onalee Dr Hampton, GA 3.0 2.5 1709 $1,800 $1.05 73d 1 1.00mi
11015 Tara Blvd Lovejoy, GA 1.0–3.0 1.0–2.0 1113 $1,815 $1.63 93d 1 1.00mi
2056 Registry Pl Lovejoy, GA 3.0 2.0 1488 $1,825 $1.23 93d 1 1.01mi
11722 Chatham Dr Hampton, GA 3.0 2.5 1600 $2,300 $1.44 73d 1 1.01mi
10911 Tara Blvd Lovejoy, GA 1.0–3.0 1.0–2.0 1150 $1,795 $1.56 93d 1 1.02mi

Property features AI

Finance

Other
Asphalt road frontage on a city streetGPS-friendly directions
HOA & community
Monthly association feeAssociation fees include trash, utilities, and water

Exterior

Parking
Driveway parkingThree total parking spacesOpen parking available
Utilities
Public waterPublic sewerElectricity availableCable availablePhone available
Home design
Double wide mobile homeSingle-story (one level)Resale condition
Construction
Vinyl sidingMetal roof (and other roof materials)
Exterior features
Rain guttersDeckFront porch

Interior

Kitchen
White cabinetsEat-in kitchen with breakfast barWalk-in pantryDishwasherMicrowaveOther kitchen appliances
Bedrooms
Master bedroom on the main levelThree main-level bedrooms
Flooring
Laminate flooringTile flooring
Bathrooms
Two full bathroomsMaster bath with separate tub and shower and a soaking tub
Heating & cooling
Central heatingCentral air with ceiling fans
Interior features
Decorative fireplace (1)Aluminum frame windowsOther interior features
Laundry & utility
Dedicated laundry room

Listing history 22 events

  1. 2026-06-18
    days on market $112,500 Active 30 DOM
  2. 2026-06-17
    days on market $112,500 Active 29 DOM
  3. 2026-06-16
    days on market $112,500 Active 28 DOM
  4. 2026-06-15
    days on market $112,500 Active 27 DOM
  5. 2026-06-13
    days on market $112,500 Active 25 DOM
  6. 2026-06-09
    pricedays on market $112,500 Active 21 DOM
  7. 2026-06-08
    days on market $119,999 Active 20 DOM
  8. 2026-06-08
    remarks 699-char remark
  9. 2026-06-07
    days on market $119,999 Active 19 DOM
  10. 2026-06-04
    days on market $119,999 Active 16 DOM
  11. 2026-06-03
    days on market $119,999 Active 15 DOM
  12. 2026-06-02
    days on market $119,999 Active 14 DOM
  13. 2026-06-01
    days on market $119,999 Active 13 DOM
  14. 2026-05-31
    days on market $119,999 Active 12 DOM
  15. 2026-05-19
    status Back On Market 457-char remark
  16. 2026-05-19
    listed $119,999 Active 788-char remark
  17. 2026-05-05
    historical 457-char remark
  18. 2026-05-05
    historical
  19. 2026-04-03
    price $135,000
  20. 2026-04-03
    price $135,000 457-char remark
  21. 2026-03-10
    listed $149,999 New 457-char remark
  22. 2026-03-10
    listed $149,999 Active

ⓘ 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 3/10 Moderate
  • 🌡 Heat 6/10 Major 7 d/yr ≥105°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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$18,841
− Mortgage interest
−$6,302
− Property taxes
−$1,688
− Insurance
−$562
− Repairs & maintenance
−$1,507
− Management
−$1,507
− Depreciation
−$3,273
Taxable income
$4,002
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$961
After-tax cash flow
$4,595/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $9,000–$27,000 screening

This well-maintained mobile home in La Costa Mobile Home Park is in good condition with no major repairs needed. It offers a good return on investment with potential for further value increases through minor updates.

Value-add opportunities

  • Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
  • Both Updating the flooring — New flooring can improve the overall look and feel of the home. ↑
  • Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
  • Both Renovating the bathrooms — Renovated bathrooms can increase the home's value and appeal to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 11/100

Zoned Schools

Elementary Eddie White Middle School F GA #399/470 Nat'l #12,693/14,009 High Lovejoy High School F GA #378/424 Nat'l #16,644/17,239

Schools (NCES district)

District
Clayton County
NCES district ID
1301230
Math proficiency
11% ▼ -13.00%
Reading proficiency
20% ▼ -9.00%
Median HH income
$42,266
Composite
13.41/100
National rank
#9527
State rank
#155 of 174 in GA
C Composite livability gradescore 62/100

Livability — Lovejoy

Score
62/100
State rank
#317
US rank
#17071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Lovejoy, GA
County
Henry County · 310,777 people
City population
606
Metro
Atlanta-Sandy Springs-Alpharetta, GA
Population (ZIP)
52,402
Household income
$82,619
Rent vs Own
27.9% rent · 72.1% own
Severe rent burden
15% of renters

Population outlook (Clayton County) Hauer SSP2

Today (2025)
310,777 people
By 2030
329,762 · +6.1%
By 2040
368,052 · +18.4%
By 2050
401,196 · +29.1%
By 2075
472,488 · +52.0%
By 2100
500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

Neighborhood character
Majority Black (63%)
Race & ethnicity
Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
Hispanic origin (detail)
Mexican 5% Puerto Rican 1%
Common ancestry
Hispanic 4% Lithuanian 1% Italian 1%
Foreign-born
9% · Canada, Vietnam, Jamaica
Languages at home
89% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Clayton

2024 margin
Solid D (+69.2) · D 84.3% · R 15.1%
2008→2024 swing
+2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
All cycles
2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

Civics
—

Price history

-10.0% since first listed
8 events — show timeline
  • 2026-05-20 Listing Removed — GAMLS
  • 2026-05-19 Relisted — GAMLS
  • 2026-05-05 Listing Removed — FMLS
  • 2026-05-05 Listing Removed — GAMLS
  • 2026-04-03 Price Changed $135,000 FMLS
  • 2026-04-03 Price Changed $135,000 GAMLS
  • 2026-03-10 Listed $149,999 FMLS
  • 2026-03-10 Listed $149,999 GAMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…