8255 Lake Hollow Dr

Buford, GA 30506

$279,900D

3 bd · 2.0 ba · 1,344 sqft · Built 1983 · Manufactured · Under Contract · 48 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,208/mo
• Mortgage (P&I): −$1,468
• Tax + insurance: −$466
• HOA: −$0
• Vac / Maint / Mgmt: −$464
• Net cashflow: $-190/mo
• Annual: $-2,284/yr
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• 1% rule: 0.79%
• Cash to close: $78,372

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $280k.
• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (21.1% below list).
• It's been on market 48 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $221k (21.1% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Location reads 70/100 on livability (#96 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, cost of living B+; Watch: amenities F, commute F.
• Forsyth County (suburban): math 62% / reading 62% proficiency, ranked #5 of 174 in GA (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Chattahoochee Elementary School (math 56% / reading 47%, grade C-, #238 of 1,228 statewide, top 20%, 793 students, 39% FRL); Little Mill Middle School (math 39% / reading 47%, grade D-, #116 of 470 statewide, top 26%, 915 students, 29% FRL); North Forsyth High School (math 22% / reading 37%, grade F, #140 of 424 statewide, top 35%, 2,065 students, 14% FRL).
• Zoned-school proficiency averages 41% at this address vs 62% district-wide (-21 pts) — the specific schools serving this property underperform the Forsyth County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.8%/yr); 703 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,525 units permitted in Forsyth County in 2024 (810 in 5+ unit buildings).
• Forsyth County population projected at +71% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• Cap rate 5.5% vs local median 2.9% in Buford — 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.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 48 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• 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.