340 Browns Rd · Statham, GA 30680

$125,000

2 bd · 2.0 ba · 1,064 sqft · Other · 58 Days on market

Built 1992 Fair condition 1.00 ac lot ↓ 17% 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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your Investors! Great investment property close to shopping and schools. 2 Bedrooms/2 Baths, Deck on front and rear. Level yard. Split Bedroom plan. 1992 Fleetwood Weston 14x76 Mobile Home on property. Small outbuilding to remain with property.

Key facts

• Close to schools
• Level yard
• Split bedroom plan

Tags

• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS
• DECK ON FRONT
• DECK ON REAR
• LEVEL YARD
• SPLIT BEDROOM PLAN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.1% in Statham — 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 68/100 on livability (#132 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Barrow County (rural): math 29% / reading 34% proficiency, ranked #77 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Statham Elementary School (math 27% / reading 28%, grade F, #682 of 1,228 statewide, top 56%, 804 students, 50% FRL); Bear Creek Middle School (math 27% / reading 41%, grade F, #201 of 470 statewide, top 44%, 673 students, 52% FRL); Winder-Barrow High School (math 14% / reading 24%, grade F, #250 of 424 statewide, top 60%, 1,787 students, 45% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 565 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,427 units permitted in Barrow County in 2024 (311 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Barrow County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.33% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.20%
• DSCR: 1.85
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.40×
• Total profit: $14,139
• Equity at exit: $18,638

10-year hold

• IRR: 18.8%
• Equity multiple: 2.52×
• Total profit: $53,099
• Equity at exit: $10,808

Cash invested: $35,000 (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 30680

• Home prices YoY: -24.7%
• Rents YoY: 2.3%
• Active inventory: 565
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$44 /mo · $522/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $560

Break-even live

Break-even rent $951

Max offer price $125,000

Occupancy floor 61%

Sensitivity live

Price	-10% $631	-5% $595	+0% $560	+5% $525	+10% $489
Rent	-10% $429	-5% $494	+0% $560	+5% $626	+10% $691
Rate	-1.0pp $623	-0.5pp $592	base $560	+0.5pp $528	+1.0pp $495

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 Ericas Pointe Dr Winder, GA	3.0	2.0	1316	$1,889	$1.44	0d	1	1.09mi

Listing history 4 events

1. 2026-05-16
   status Under Contract 254-char remark

   Show marketing remark (254 chars)

   Bring your Investors! Great investment property close to shopping and schools. 2 Bedrooms/2 Baths, Deck on front and rear. Level yard. Split Bedroom plan. 1992 Fleetwood Weston 14x76 Mobile Home on property. Small outbuilding to remain with property.

2. 2026-05-11
   price $125,000 254-char remark

   Show marketing remark (254 chars)

   Bring your Investors! Great investment property close to shopping and schools. 2 Bedrooms/2 Baths, Deck on front and rear. Level yard. Split Bedroom plan. 1992 Fleetwood Weston 14x76 Mobile Home on property. Small outbuilding to remain with property.

3. 2026-04-08
   price $140,000 254-char remark

   Show marketing remark (254 chars)

   Bring your Investors! Great investment property close to shopping and schools. 2 Bedrooms/2 Baths, Deck on front and rear. Level yard. Split Bedroom plan. 1992 Fleetwood Weston 14x76 Mobile Home on property. Small outbuilding to remain with property.

4. 2026-03-18
   listed $150,000 New 254-char remark

   Show marketing remark (254 chars)

   Bring your Investors! Great investment property close to shopping and schools. 2 Bedrooms/2 Baths, Deck on front and rear. Level yard. Split Bedroom plan. 1992 Fleetwood Weston 14x76 Mobile Home on property. Small outbuilding to remain with property.

ⓘ 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: $522 · $44/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$628/yr (+$52/mo · 120.3%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,915
• − Mortgage interest: −$7,002
• − Property taxes: −$522
• − Insurance: −$625
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$3,636
• Taxable income: $4,943
• Est. tax owed @ 24.0%: −$1,186
• After-tax cash flow: $5,533/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 · 13 photos

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with minor repairs and maintenance needed. It has a basic setup with potential for cosmetic improvements to increase its value.

Repairs flagged

• Minor Roof — Possible minor wear indicated by the condition of the roof.
• Minor Exterior siding — Possible minor wear indicated by the condition of the exterior siding.
• Minor Landscaping — Overgrown areas and small outbuilding suggest potential for landscaping improvements.
• Minor Windows — Possible minor wear indicated by the condition of the windows.
• Minor HVAC system — No visible signs of major issues, but routine maintenance may be needed.
• Minor Landscaping — Overgrown areas and small outbuilding suggest potential for landscaping improvements.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can improve curb appeal and home value.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both HVAC system maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · Possible minor wear indicated by the condition of the roof.	Minor	$500–3,000
Exterior siding · Possible minor wear indicated by the condition of the exterior siding.	Minor	$500–3,000
Landscaping · Overgrown areas and small outbuilding suggest potential for landscaping improvements.	Minor	$500–3,000
Windows · Possible minor wear indicated by the condition of the windows.	Minor	$500–3,000
HVAC system · No visible signs of major issues, but routine maintenance may be needed.	Minor	$500–3,000
Landscaping · Overgrown areas and small outbuilding suggest potential for landscaping improvements.	Minor	$500–3,000
Total estimated repair cost · 6 items		$3,000–18,000

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can improve curb appeal and home value. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both HVAC system maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, enhancing both resale and rental value. ↑

ⓘ 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: Barrow County
• NCES district ID: 1300290
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $52,082
• Composite: 27.63/100
• National rank: #6921
• State rank: #77 of 174 in GA

Livability — Statham

• Score: 68/100
• State rank: #132
• US rank: #9187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Barrow County · 133,377 people
• City population: 10,579
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 48,388
• Household income: $80,956
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 622.0

Population outlook (Barrow County) Hauer SSP2

• Today (2025): 86,670 people
• By 2030: 92,039 · +6.2%
• By 2040: 101,992 · +17.7%
• By 2050: 110,075 · +27.0%
• By 2075: 124,017 · +43.1%
• By 2100: 127,579 · +47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Black 12% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Asian/Pacific 3% French/Haitian/Cajun 1%

Political lean MEDSL · Barrow

• 2024 margin: Solid R (+40.5) · D 29.5% · R 70.0%
• 2008→2024 swing: +4.1pp toward D · 2008: -44.6pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+43.1 2016: R+50.4 2012: R+50.5 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.21%
• Current HPI: 229.5804
• Rent YoY: ▲ 2.26%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• 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

-16.7% since first listed

4 events — show timeline

• 2026-05-16 Pending — GAMLS
• 2026-05-11 Price Changed $125,000 GAMLS
• 2026-04-08 Price Changed $140,000 GAMLS
• 2026-03-18 Listed $150,000 GAMLS

Property tax history

+1.7%/yr

Latest (2025): $522 · +20.0% YoY. Source: county tax records.