401 Dead Oak Rd - 4 Units Rd #4 · Douglas, GA 31533

$330,000

9 bd · 6.0 ba · 5,592 sqft · MultiFamily · 16 Days on market

Good condition 3.30 ac lot

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Strong cash flow and significant upside potential highlight this 4-unit mobile home portfolio in Douglas, Georgia. The portfolio consists of two 3BR/2BA homes and two 2BR/2BA homes, with three homes located together on a single parcel at the end of a cul-de-sac and the fourth just a short distance away. Current rents are $850, $750, $1,100, and $575 per month, providing immediate income while still offering upside. Market rents support approximately $950 per unit, creating a clear path to increased cash flow through rent optimization. All homes have been renovated and feature central heating and air conditioning, new metal roofs, and little-to-no deferred maintenance. Each unit is individua

Key facts

• Cul de sac location
• Renovated homes
• New metal roofs

Tags

• 4 UNIT MOBILE HOME PORTFOLIO
• CUL DE SAC LOCATION
• RENOVATED HOMES
• NEW METAL ROOFS
• INDIVIDUALLY METERED UNITS
• TENANTS PAYING UTILITIES

Property features AI

Finance

• Other: Subdivision: HICKORY RIDGE
• Financial info: Annual tax amount listed

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Multi-family residential property; Multi-unit; Single-story
• Construction: Metal siding construction; Metal roof
• Exterior features: Metal roof; Metal siding; Approximately 3.3 acres; Zoned R

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $964 ($12k/yr) — positive. Per door: $321/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $325k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.7% in Douglas — 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 64/100 on livability (#252 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime D, schools F.
• Coffee County (rural): math 28% / reading 31% proficiency, ranked #99 of 174 in GA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 31 active listings in the ZIP; 110 units permitted in Coffee County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Coffee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $325,050 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $7,984
• Equity at exit: $49,204

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $86,261
• Equity at exit: $28,532

Cash invested: $92,400 (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 31533

• Home prices YoY: -21.6%
• Active inventory: 31
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $4,107 medium
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$862
• Net cashflow: $964

Break-even live

Break-even rent $2,887

Max offer price $330,000

Occupancy floor 72%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$4,107
Total (3 units)			$4,107

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $330,000 Active 16 DOM
2. 2026-06-17
   days on market $330,000 Active 15 DOM
3. 2026-06-16
   days on market $330,000 Active 14 DOM
4. 2026-06-15
   days on market $330,000 Active 13 DOM
5. 2026-06-13
   days on market $330,000 Active 11 DOM
6. 2026-06-12
   days on market $330,000 Active 10 DOM
7. 2026-06-09
   days on market $330,000 Active 7 DOM
8. 2026-06-08
   days on market $330,000 Active 6 DOM
9. 2026-06-07
   days on market $330,000 Active 5 DOM
10. 2026-06-07
    days on market $330,000 Active 4 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $330,000 Active 1 DOM

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,284
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,943
• − Management: −$3,943
• − Depreciation: −$9,600
• Taxable income: $6,713
• Est. tax owed @ 24.0%: −$1,611
• After-tax cash flow: $9,956/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 · 5 photos

Good 75/100 Cosmetic rehab

This multi-family property is in good condition with minimal repairs needed. Landscaping and exterior painting would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and could attract more tenants.
• Both Painting exterior — Fresh paint can improve the home's appearance and value.
• Both Landscaping and curb appeal — Improves the home's overall appearance and could attract more tenants and buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and could attract more tenants. ↑
• Both Painting exterior — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping and curb appeal — Improves the home's overall appearance and could attract more tenants and buyers. ↑

ⓘ 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: Coffee County
• NCES district ID: 1301350
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $35,068
• Composite: 24.36/100
• National rank: #7693
• State rank: #99 of 174 in GA

Livability — Douglas

• Score: 64/100
• State rank: #252
• US rank: #14074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,464

Population outlook (Coffee County) Hauer SSP2

• Today (2025): 43,255 people
• By 2030: 43,007 · -0.6%
• By 2040: 42,337 · -2.1%
• By 2050: 41,505 · -4.0%
• By 2075: 39,695 · -8.2%
• By 2100: 36,090 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Black 34% Hispanic / Latino 15% Two or more races 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 14% Other Indo-European 1%

Political lean MEDSL · Coffee

• 2024 margin: Solid R (+45.1) · D 27.3% · R 72.5%
• 2008→2024 swing: -15.6pp toward R · 2008: -29.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.9 2016: R+39.5 2012: R+29.1 2008: R+29.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.34%
• Current HPI: 186.6264
• 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

1 event — show timeline

• 2026-06-02 Listed $330,000 SGMLS