111 Sunnyside Dr · Geneva, GA 31801

$54,900

3 bd · 2.5 ba · 1,680 sqft · Manufactured public records · 150 Days on market

Built 2000 1.00 ac lot ↓ 27% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Great opportunity for a 1 acre lot in Marion Mobile Estates! Corner lot, with 3 sides of road frontage! Large front porch, as well as a covered side porch! Spacious living room with vaulted ceiling and fireplace! Open to separate dining area! Kitchen features stained cabinets, breakfast bar, and walk-in pantry! Large primary bedroom features vaulted ceiling, huge walk-in closet, and private bathroom with double vanity, large garden tub, and separate, oversized shower! Two spacious secondary bedrooms share another full bathroom! Fenced backyard with tons of level yard space! A must see! Don't miss out!

Key facts

• Large front porch
• Vaulted ceiling
• 1 acre lot

Tags

• 1 ACRE LOT
• CORNER LOT
• 3 SIDES OF ROAD FRONTAGE
• LARGE FRONT PORCH
• COVERED SIDE PORCH
• VAULTED CEILING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#323 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: housing D, crime F, amenities F.
• Marion County (rural): math 23% / reading 29% proficiency, ranked #121 of 174 in GA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marion County Middle/High School (math 20% / reading 31%, grade F, #180 of 424 statewide, top 42%, 679 students, 82% FRL) — zoned schools average 82% FRL vs 63% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 14 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.1% local appreciation)).
• Marion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (27%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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 F 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 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: 2.25% ✓
• Cap rate: 20.30%
• Cash-on-cash: 50.03%
• DSCR: 3.23
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.2%
• Equity multiple: 4.10×
• Total profit: $47,585
• Equity at exit: $24,859

10-year hold

• IRR: 54.8%
• Equity multiple: 8.29×
• Total profit: $111,987
• Equity at exit: $38,445

Cash invested: $15,372 (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 31801

• Home prices YoY: 1.1%
• Active inventory: 15
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$23 /mo · $277/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $641

Break-even live

Break-even rent $423

Max offer price $54,900

Occupancy floor 43%

Sensitivity live

Price	-10% $672	-5% $656	+0% $641	+5% $625	+10% $610
Rent	-10% $543	-5% $592	+0% $641	+5% $690	+10% $738
Rate	-1.0pp $669	-0.5pp $655	base $641	+0.5pp $627	+1.0pp $612

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $54,900 Active 150 DOM
2. 2026-06-18
   days on market $54,900 Active 148 DOM
3. 2026-06-17
   days on market $54,900 Active 147 DOM
4. 2026-06-16
   days on market $54,900 Active 146 DOM
5. 2026-06-15
   days on market $54,900 Active 145 DOM
6. 2026-06-13
   days on market $54,900 Active 143 DOM
7. 2026-06-12
   days on market $54,900 Active 142 DOM
8. 2026-06-09
   days on market $54,900 Active 139 DOM
9. 2026-06-08
   days on market $54,900 Active 138 DOM
10. 2026-06-07
    statusdays on market $54,900 Active 137 DOM
11. 2026-06-05
    statusdays on market $54,900 Back On Market 135 DOM
12. 2026-02-25
    status Under Contract
13. 2026-01-21
    status Pending 608-char remark

    Show marketing remark (608 chars)

    Great opportunity for a 1 acre lot in Marion Mobile Estates! Corner lot, with 3 sides of road frontage! Large front porch, as well as a covered side porch! Spacious living room with vaulted ceiling and fireplace! Open to separate dining area! Kitchen features stained cabinets, breakfast bar, and walk-in pantry! Large primary bedroom features vaulted ceiling, huge walk-in closet, and private bathroom with double vanity, large garden tub, and separate, oversized shower! Two spacious secondary bedrooms share another full bathroom! Fenced backyard with tons of level yard space! A must see! Don't miss out!

14. 2025-12-22
    price $54,900 608-char remark

    Show marketing remark (608 chars)

    Great opportunity for a 1 acre lot in Marion Mobile Estates! Corner lot, with 3 sides of road frontage! Large front porch, as well as a covered side porch! Spacious living room with vaulted ceiling and fireplace! Open to separate dining area! Kitchen features stained cabinets, breakfast bar, and walk-in pantry! Large primary bedroom features vaulted ceiling, huge walk-in closet, and private bathroom with double vanity, large garden tub, and separate, oversized shower! Two spacious secondary bedrooms share another full bathroom! Fenced backyard with tons of level yard space! A must see! Don't miss out!

15. 2025-12-22
    price $54,900

    Show marketing remark (608 chars)

    Great opportunity for a 1 acre lot in Marion Mobile Estates! Corner lot, with 3 sides of road frontage! Large front porch, as well as a covered side porch! Spacious living room with vaulted ceiling and fireplace! Open to separate dining area! Kitchen features stained cabinets, breakfast bar, and walk-in pantry! Large primary bedroom features vaulted ceiling, huge walk-in closet, and private bathroom with double vanity, large garden tub, and separate, oversized shower! Two spacious secondary bedrooms share another full bathroom! Fenced backyard with tons of level yard space! A must see! Don't miss out!

16. 2025-11-18
    price $64,900 608-char remark

    Show marketing remark (608 chars)

    Great opportunity for a 1 acre lot in Marion Mobile Estates! Corner lot, with 3 sides of road frontage! Large front porch, as well as a covered side porch! Spacious living room with vaulted ceiling and fireplace! Open to separate dining area! Kitchen features stained cabinets, breakfast bar, and walk-in pantry! Large primary bedroom features vaulted ceiling, huge walk-in closet, and private bathroom with double vanity, large garden tub, and separate, oversized shower! Two spacious secondary bedrooms share another full bathroom! Fenced backyard with tons of level yard space! A must see! Don't miss out!

17. 2025-11-18
    price $64,900

    Show marketing remark (608 chars)

    Great opportunity for a 1 acre lot in Marion Mobile Estates! Corner lot, with 3 sides of road frontage! Large front porch, as well as a covered side porch! Spacious living room with vaulted ceiling and fireplace! Open to separate dining area! Kitchen features stained cabinets, breakfast bar, and walk-in pantry! Large primary bedroom features vaulted ceiling, huge walk-in closet, and private bathroom with double vanity, large garden tub, and separate, oversized shower! Two spacious secondary bedrooms share another full bathroom! Fenced backyard with tons of level yard space! A must see! Don't miss out!

18. 2025-10-14
    listed $74,900 New

    Show marketing remark (608 chars)

    Great opportunity for a 1 acre lot in Marion Mobile Estates! Corner lot, with 3 sides of road frontage! Large front porch, as well as a covered side porch! Spacious living room with vaulted ceiling and fireplace! Open to separate dining area! Kitchen features stained cabinets, breakfast bar, and walk-in pantry! Large primary bedroom features vaulted ceiling, huge walk-in closet, and private bathroom with double vanity, large garden tub, and separate, oversized shower! Two spacious secondary bedrooms share another full bathroom! Fenced backyard with tons of level yard space! A must see! Don't miss out!

19. 2025-10-14
    listed $74,900 Active 608-char remark

    Show marketing remark (608 chars)

    Great opportunity for a 1 acre lot in Marion Mobile Estates! Corner lot, with 3 sides of road frontage! Large front porch, as well as a covered side porch! Spacious living room with vaulted ceiling and fireplace! Open to separate dining area! Kitchen features stained cabinets, breakfast bar, and walk-in pantry! Large primary bedroom features vaulted ceiling, huge walk-in closet, and private bathroom with double vanity, large garden tub, and separate, oversized shower! Two spacious secondary bedrooms share another full bathroom! Fenced backyard with tons of level yard space! A must see! Don't miss out!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $277 · $23/mo
• Projected year-2 tax: $505 · $42/mo
• Expected delta: +$228/yr (+$19/mo · 82.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,807
• − Mortgage interest: −$3,075
• − Property taxes: −$277
• − Insurance: −$274
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$1,597
• Taxable income: $7,213
• Est. tax owed @ 24.0%: −$1,731
• After-tax cash flow: $5,959/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.

Schools (NCES district)

• District: Marion County
• NCES district ID: 1303540
• Math proficiency: 23% ▼ -2.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $36,313
• Composite: 21.56/100
• National rank: #8308
• State rank: #121 of 174 in GA

Livability — Geneva

• Score: 62/100
• State rank: #323
• US rank: #17231

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,786

Population outlook (Marion County) Hauer SSP2

• Today (2025): 8,483 people
• By 2030: 8,286 · -2.3%
• By 2040: 7,674 · -9.5%
• By 2050: 6,959 · -18.0%
• By 2075: 5,306 · -37.5%
• By 2100: 3,726 · -56.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 15% Two or more races 9% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 2%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+30.2) · D 34.6% · R 64.8%
• 2008→2024 swing: -18.0pp toward R · 2008: -12.3pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+26.6 2016: R+22.2 2012: R+10.1 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.06%
• Current HPI: 280.4765
• 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

-26.7% since first listed

8 events — show timeline

• 2026-02-25 Pending — GAMLS
• 2026-01-21 Pending — CBOR
• 2025-12-22 Price Changed $54,900 CBOR
• 2025-12-22 Price Changed $54,900 GAMLS
• 2025-11-18 Price Changed $64,900 CBOR
• 2025-11-18 Price Changed $64,900 GAMLS
• 2025-10-14 Listed $74,900 CBOR
• 2025-10-14 Listed $74,900 GAMLS

Property tax history

-1.4%/yr

Latest (2025): $277 · -12.7% YoY. Source: county tax records.