Is 625 Allen St #11 in Swainsboro, GA a good investment?

CashFlowRE grades it B with a 10.8% cap rate and $180/mo modeled cash flow at a $48,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 625 Allen St #11?

The modeled cap rate is 10.8% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $648/month, from CashFlowRE's rent model.

🏷️ Likely Rental

B Composite 71.33

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
DSCR +10.0/10.0
1% rule +8.5/10.0
Condition / age +3.8/5.0
Livability +2.9/5.0
Appreciation +2.5/10.0
Rent growth +2.5/5.0
Schools +2.4/10.0
Manufactured-home adj. -6.2

$48,000

625 Allen St #11 · Swainsboro, GA 30401

2 bd · 2.0 ba · 804 sqft · Manufactured · 77 Days on market

Manufactured home Built 1986 Good condition $60/sqft · 44% below area Est $85k · 44% under ↓ 9% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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

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 $180 ($2k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($648 rent vs $48k).
Recommended offer: $45k (6.0% below list) — sets the bar for market timing.
Cap rate 10.8% vs local median 4.9% 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+, amenities F, commute 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.
Zoned schools: Swainsboro Primary School (883 students, 98% FRL); Swainsboro Middle School (math 16% / reading 28%, grade F, #333 of 470 statewide, top 72%, 647 students, 98% FRL); Swainsboro High School (math 21% / reading 22%, grade F, #218 of 424 statewide, top 53%, 810 students, 98% FRL) — zoned schools average 98% FRL vs 71% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: 104 active listings in the ZIP; 76 units permitted in Emanuel County in 2024 (0 in 5+ unit buildings).
This rent is only 15% of the median local income ($51k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 ~8 years — after that, you're playing with house money.

Negotiation context

It's been on market 77 days — a 6% lower offer ($45k) 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 $45,120 (6.0% below list)

Questions for the listing agent

It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 1.35% ✓
Cap rate: 10.80%
Cash-on-cash: 16.08%
DSCR: 1.72
GRM: 6.2

CMA / ARV

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

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
572 Rentz St	0.15mi	2/1.0	864 (+8%)	5mo	$42,750	$49	73
313 Modoc Rd	0.23mi	3/1.0 (+1)	986 (+23%)	3mo	$120,000	$122	52
217 Fowler St	0.30mi	2/1.0	1,035 (+29%)	9mo	$87,000	$84	50
110 Grady St	0.35mi	2/1.0	864 (+8%)	55mo	$27,500	$32	47
173 Advantage Ln	1.38mi	1/1.0 (-1)	784 (-2%)	8mo	$127,500	$163	46
311 Modoc Rd	0.24mi	3/1.0 (+1)	986 (+23%)	12mo	$135,000	$137	45
221 Grady St	0.26mi	3/1.0 (+1)	1,000 (+24%)	48mo	$79,900	$80	34
207 Price St	1.56mi	3/1.0 (+1)	1,040 (+29%)	11mo	$110,000	$106	22
109 Happiness Dr	1.49mi	2/1.0	986 (+23%)	37mo	$93,000	$94	16
320 Pratt Ave	1.70mi	3/1.0 (+1)	910 (+13%)	27mo	$130,000	$143	14
218 Happiness Dr	1.12mi	3/1.5 (+1)	1,031 (+28%)	56mo	$35,000	$34	13
155 Rainbow Ridge Rd	1.41mi	3/1.0 (+1)	1,030 (+28%)	29mo	$132,000	$128	11

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 · 3.0% rent growth · sell at horizon

5-year hold

IRR: 7.1%
Equity multiple: 1.28×
Total profit: $3,705
Equity at exit: $7,157

10-year hold

IRR: 16.4%
Equity multiple: 2.34×
Total profit: $18,039
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 →

Active competition Active MLS

For sale now: 2 active
Median asking: $48,000 ($56/sqft)
Median days on market: 77 d
This list price: 50% of active listings are priced below it
ARV vs active asking: +91.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30401

Home prices YoY: -11.8%
Active inventory: 104
Price-to-rent: 6.2×

Monthly cashflow live

Estimated rent: $648 medium interval (Pro) →
Mortgage (P&I): −$252
Tax est. 1.5%: −$60 /mo · $720/yr
Insurance: −$20
HOA: −$0
Lot rent leased land?: −$0
Vacancy / Maint / Mgmt: −$136
Net cashflow: $180

Break-even live

Break-even rent $420

Max offer price $48,000

Occupancy floor 67%

Sensitivity live

Price	-10% $213	-5% $197	+0% $180	+5% $164	+10% $147
Rent	-10% $129	-5% $155	+0% $180	+5% $206	+10% $231
Rate	-1.0pp $204	-0.5pp $192	base $180	+0.5pp $168	+1.0pp $155

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
Club membership (one-time): —
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.

Property features AI

Finance

Financial info: Land is leased

Exterior

Parking: Unpaved parking
Utilities: Shared well waterPublic sewer
Home design: Manufactured homeOne levelResidential property
Construction: Vinyl sidingComposition roofFoundation: see remarks
Exterior features: None listed

Interior

Kitchen: Eat-in kitchen
Bedrooms: Total rooms: 4
Flooring: VinylOther (see remarks)
Bathrooms: 2 full bathrooms
Heating & cooling: Central airCeiling fans
Interior features: Eat-in kitchenOther (see remarks)
Laundry & utility: Washer hookup

Listing history 50 events

2026-07-27

days on market $48,000 Active 77 DOM
2026-07-25

days on market $48,000 Active 75 DOM
2026-07-24

days on market $48,000 Active 74 DOM
2026-07-23

days on market $48,000 Active 73 DOM
2026-07-22

days on market $48,000 Active 72 DOM
2026-07-21

days on market $48,000 Active 71 DOM
2026-07-18

days on market $48,000 Active 68 DOM
2026-07-16

days on market $48,000 Active 66 DOM
2026-07-15

days on market $48,000 Active 65 DOM
2026-07-14

days on market $48,000 Active 64 DOM
2026-07-13

days on market $48,000 Active 63 DOM
2026-07-12

days on market $48,000 Active 62 DOM
2026-07-12

days on market $48,000 Active 61 DOM
2026-07-11

days on market $48,000 Active 60 DOM
2026-07-09

days on market $48,000 Active 59 DOM
2026-07-09

days on market $48,000 Active 58 DOM
2026-07-07

days on market $48,000 Active 57 DOM
2026-07-06

days on market $48,000 Active 56 DOM
2026-07-05

days on market $48,000 Active 55 DOM
2026-07-04

days on market $48,000 Active 54 DOM
2026-07-03

days on market $48,000 Active 53 DOM
2026-07-02

days on market $48,000 Active 52 DOM
2026-07-01

days on market $48,000 Active 51 DOM
2026-06-30

days on market $48,000 Active 50 DOM
2026-06-29

days on market $48,000 Active 49 DOM
2026-06-28

days on market $48,000 Active 48 DOM
2026-06-27

days on market $48,000 Active 47 DOM
2026-06-26

days on market $48,000 Active 45 DOM
2026-06-22

days on market $48,000 Active 42 DOM
2026-06-21

days on market $48,000 Active 41 DOM
2026-06-19

days on market $48,000 Active 39 DOM
2026-06-18

days on market $48,000 Active 38 DOM
2026-06-17

days on market $48,000 Active 37 DOM
2026-06-16

days on market $48,000 Active 36 DOM
2026-06-15

days on market $48,000 Active 35 DOM
2026-06-14

days on market $48,000 Active 33 DOM
2026-06-12

days on market $48,000 Active 32 DOM
2026-06-09

days on market $48,000 Active 29 DOM
2026-06-09

days on marketlisting id $48,000 Active 28 DOM
2026-06-08

days on market $48,000 Active 75 DOM
2026-06-07

days on market $48,000 Active 74 DOM
2026-06-04

days on market $48,000 Active 70 DOM
2026-06-02

days on market $48,000 Active 69 DOM
2026-06-01

days on market $48,000 Active 68 DOM
2026-05-31

days on market $48,000 Active 67 DOM
2026-05-31

days on market $48,000 Active 66 DOM
2026-05-11

historical
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).
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).
2026-03-24

listed $55,000 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 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $7,775
− Mortgage interest: −$2,689
− Property taxes: −$720
− Insurance: −$240
− Repairs & maintenance: −$622
− Management: −$622
− Depreciation: −$1,396
Taxable income: $1,486

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$357
After-tax cash flow: $1,805/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 Est. rehab $4,020–$12,060 screening

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 ↑

ⓘ 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 24/100

Zoned Schools

Elementary Swainsboro Elementary School F GA #673/1,228 Nat'l #28,175/41,679 Middle Swainsboro Middle School F GA #333/470 Nat'l #11,208/14,009 High Swainsboro High School F GA #218/424 Nat'l #13,899/17,239

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

D Composite livability gradescore 58/100

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
County: Emanuel · 22,093 people
City population: 14,232
Population (ZIP): 14,232
Household income: $50,935
Rent vs Own: 44.1% rent · 55.9% own
Severe rent burden: 4% of renters

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
#203 WestRock Atlanta $19.3B #346 Graphic Packaging Holding Atlanta $9.4B
Retail	1	$160B
#24 Home Depot Atlanta $159.5B
Transportation / Logistics	1	$91B
#47 United Parcel Service Atlanta $91.1B
Airlines	1	$62B
#70 Delta Air Lines Atlanta $61.6B
Consumer Goods	1	$47B
#97 Coca-Cola Atlanta $47.1B
Utilities	1	$25B
#147 Southern Company Atlanta $24.9B

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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…