625 Allen St #11 · Swainsboro, GA 30401

$48,000

2 bd · 2.0 ba · 804 sqft · Manufactured · 39 Days on market

Built 1986 Good condition $60/sqft · 44% below area Est $85k · 44% under ↓ 9% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's a solid opportunity to own a spacious 2-bedroom, 2-bath mobile home in the Southern Oaks community in Swainsboro. This unit is currently bringing in 900/month in rent, making it an attractive option for investors seeking consistent income. The layout offers added functionality with two full bathrooms, something tenants love and are willing to pay for. Recent updates include a brand new roof, new HVAC system, and fresh linoleum flooring, keeping maintenance low and the property rent-ready. The HVAC system is also serviced annually to ensure long-term performance. With reliable rental history and key upgrades already completed, this property is positioned for continued cash flow with minimal hassle. Listing is for the mobile home only (no land).

Key facts

• New roof
• New hvac system
• Built 1986

Tags

• SOUTHERN OAKS COMMUNITY
• NEW ROOF
• NEW HVAC SYSTEM
• FRESH LINOLEUM FLOORING
• RELIABLE RENTAL HISTORY

🏷️ Possibly a rental listed for sale. The $48,000 price doesn't fit this home's estimated sale value (~$85,484) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $48k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $48k).
• Recommended offer: $47k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 5.2% in Swainsboro — 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 58/100 on livability (#450 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Emanuel County (town): math 27% / reading 30% proficiency, ranked #110 of 174 in GA (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP; 76 units permitted in Emanuel County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Emanuel County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $7k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,560 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.78% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.71%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $85,484
• List price: $48,000
• Delta: -43.85%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.4%
• Equity multiple: 2.05×
• Total profit: $14,141
• Equity at exit: $7,157

10-year hold

• IRR: 33.2%
• Equity multiple: 4.02×
• Total profit: $40,574
• Equity at exit: $4,150

Cash invested: $13,440 (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 30401

• Home prices YoY: -11.8%
• Active inventory: 81
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $720/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $344

Break-even live

Break-even rent $420

Max offer price $48,000

Occupancy floor 55%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $48,000 Active 39 DOM
2. 2026-06-18
   days on market $48,000 Active 38 DOM
3. 2026-06-17
   days on market $48,000 Active 37 DOM
4. 2026-06-16
   days on market $48,000 Active 36 DOM
5. 2026-06-15
   days on market $48,000 Active 35 DOM
6. 2026-06-14
   days on market $48,000 Active 33 DOM
7. 2026-06-12
   days on market $48,000 Active 32 DOM
8. 2026-06-09
   days on market $48,000 Active 29 DOM
9. 2026-06-09
   days on marketlisting id $48,000 Active 28 DOM
10. 2026-06-08
    days on market $48,000 Active 75 DOM
11. 2026-06-07
    days on market $48,000 Active 74 DOM
12. 2026-06-04
    days on market $48,000 Active 70 DOM
13. 2026-06-02
    days on market $48,000 Active 69 DOM
14. 2026-06-01
    days on market $48,000 Active 68 DOM
15. 2026-05-31
    days on market $48,000 Active 67 DOM
16. 2026-05-31
    days on market $48,000 Active 66 DOM
17. 2026-05-11
    historical
18. 2026-05-04
    price $48,000

    Show marketing remark (760 chars)

    Here's a solid opportunity to own a spacious 2-bedroom, 2-bath mobile home in the Southern Oaks community in Swainsboro. This unit is currently bringing in 900/month in rent, making it an attractive option for investors seeking consistent income. The layout offers added functionality with two full bathrooms, something tenants love and are willing to pay for. Recent updates include a brand new roof, new HVAC system, and fresh linoleum flooring, keeping maintenance low and the property rent-ready. The HVAC system is also serviced annually to ensure long-term performance. With reliable rental history and key upgrades already completed, this property is positioned for continued cash flow with minimal hassle. Listing is for the mobile home only (no land).

19. 2026-05-04
    price $48,000 760-char remark

    Show marketing remark (760 chars)

    Here's a solid opportunity to own a spacious 2-bedroom, 2-bath mobile home in the Southern Oaks community in Swainsboro. This unit is currently bringing in 900/month in rent, making it an attractive option for investors seeking consistent income. The layout offers added functionality with two full bathrooms, something tenants love and are willing to pay for. Recent updates include a brand new roof, new HVAC system, and fresh linoleum flooring, keeping maintenance low and the property rent-ready. The HVAC system is also serviced annually to ensure long-term performance. With reliable rental history and key upgrades already completed, this property is positioned for continued cash flow with minimal hassle. Listing is for the mobile home only (no land).

20. 2026-03-24
    listed $55,000 Active
21. 2026-03-24
    listed $48,000 Active
22. 2026-03-20
    listed $55,000 New 760-char remark

    Show marketing remark (760 chars)

    Here's a solid opportunity to own a spacious 2-bedroom, 2-bath mobile home in the Southern Oaks community in Swainsboro. This unit is currently bringing in 900/month in rent, making it an attractive option for investors seeking consistent income. The layout offers added functionality with two full bathrooms, something tenants love and are willing to pay for. Recent updates include a brand new roof, new HVAC system, and fresh linoleum flooring, keeping maintenance low and the property rent-ready. The HVAC system is also serviced annually to ensure long-term performance. With reliable rental history and key upgrades already completed, this property is positioned for continued cash flow with minimal hassle. Listing is for the mobile home only (no land).

23. 2025-07-30
    historical
24. 2025-07-30
    historical
25. 2025-05-19
    listed $53,000
26. 2025-05-19
    listed $53,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,263
• − Mortgage interest: −$2,689
• − Property taxes: −$720
• − Insurance: −$240
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$1,396
• Taxable income: $3,576
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $3,269/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 75/100 Cosmetic rehab

This mobile home is in good condition with recent updates, making it a solid investment opportunity with potential for further value enhancement.

Value-add opportunities

• Both landscaping — improves curb appeal and rental value
• Both painting — refreshes interior and exterior
• Both new curtains — enhances aesthetics and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and rental value ↑
• Both painting — refreshes interior and exterior ↑
• Both new curtains — enhances aesthetics and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Emanuel County
• NCES district ID: 1302040
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $31,771
• Composite: 23.21/100
• National rank: #7941
• State rank: #110 of 174 in GA

Livability — Swainsboro

• Score: 58/100
• State rank: #450
• US rank: #21414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swainsboro, GA
• City population: 14,232
• Population (ZIP): 14,232

Population outlook (Emanuel County) Hauer SSP2

• Today (2025): 22,093 people
• By 2030: 21,595 · -2.3%
• By 2040: 20,343 · -7.9%
• By 2050: 18,759 · -15.1%
• By 2075: 14,327 · -35.2%
• By 2100: 8,496 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 39% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Emanuel

• 2024 margin: Solid R (+44.1) · D 27.8% · R 71.9%
• 2008→2024 swing: -19.4pp toward R · 2008: -24.8pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+38.6 2016: R+37.0 2012: R+26.9 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.97%
• Current HPI: 209.5498
• 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

-9.4% since first listed

10 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-04 Price Changed $48,000 Hive MLS
• 2026-05-04 Price Changed $48,000 GAMLS
• 2026-03-24 Listed $55,000 Hive MLS
• 2026-03-24 Listed $48,000 Hive MLS
• 2026-03-20 Listed $55,000 GAMLS
• 2025-07-30 Listing Removed — Hive MLS
• 2025-07-30 Listing Removed — Hive MLS
• 2025-05-19 Listed $53,000 Hive MLS
• 2025-05-19 Listed $53,000 Hive MLS