158 Foxes Grove Road Rd · Eton, GA 30705

$180,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 316 Days on market

Built 2007 0.53 ac lot $146/sqft · 6% below area Est $192k · 6% under ↓ 45% since listing

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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 +20.8/30.0
• ARV discount +10.3/15.0
• DSCR +6.6/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this must-see 3-bedroom, 2-bath double wide offering 1,232 square feet of comfortable living space. Priced under $200,000, this home is perfect for first-time buyers or anyone looking for affordable quality. The open layout, spacious bedrooms, and updated finishes make it move-in ready. * * * INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER IS TO VERIFY ALL INFORMATION. Buyer is responsible to confirm any information that they deem important during any inspection period within the agreement.

Key facts

• 0.53 acre lot
• Built 2007
• Listed 316 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (8.4% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.9% in Eton — 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 72/100 on livability (#65 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Murray County (other): math 25% / reading 31% proficiency, ranked #107 of 174 in GA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 277 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 125 units permitted in Murray County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Murray County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 316 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 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 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. 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: 0.92% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (median comp): $192,150
• List price: $180,000
• Delta: -6.32%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Foxes Grove Road Rd	0.00mi	3/2.0	1,232 (0%)	0mo	$180,000	$146	100

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-13,451
• Equity at exit: $26,839

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $8,270
• Equity at exit: $15,563

Cash invested: $50,400 (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 30705

• Home prices YoY: -11.2%
• Active inventory: 277
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$36 /mo · $427/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $248

Break-even live

Break-even rent $1,335

Max offer price $180,000

Occupancy floor 80%

Sensitivity live

Price	-10% $350	-5% $299	+0% $248	+5% $197	+10% $146
Rent	-10% $118	-5% $183	+0% $248	+5% $313	+10% $378
Rate	-1.0pp $339	-0.5pp $294	base $248	+0.5pp $202	+1.0pp $154

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 Shawn Ln Chatsworth, GA	3.0	2.0	1476	$1,649	$1.12	44d	1	0.43mi

Listing history 5 events

1. 2026-05-18
   status Pending 514-char remark

   Show marketing remark (514 chars)

   Don't miss this must-see 3-bedroom, 2-bath double wide offering 1,232 square feet of comfortable living space. Priced under $200,000, this home is perfect for first-time buyers or anyone looking for affordable quality. The open layout, spacious bedrooms, and updated finishes make it move-in ready. * * * INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER IS TO VERIFY ALL INFORMATION. Buyer is responsible to confirm any information that they deem important during any inspection period within the agreement.

2. 2025-12-22
   price $180,000 514-char remark

   Show marketing remark (514 chars)

   Don't miss this must-see 3-bedroom, 2-bath double wide offering 1,232 square feet of comfortable living space. Priced under $200,000, this home is perfect for first-time buyers or anyone looking for affordable quality. The open layout, spacious bedrooms, and updated finishes make it move-in ready. * * * INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER IS TO VERIFY ALL INFORMATION. Buyer is responsible to confirm any information that they deem important during any inspection period within the agreement.

3. 2025-07-26
   price $190,000 514-char remark

   Show marketing remark (514 chars)

   Don't miss this must-see 3-bedroom, 2-bath double wide offering 1,232 square feet of comfortable living space. Priced under $200,000, this home is perfect for first-time buyers or anyone looking for affordable quality. The open layout, spacious bedrooms, and updated finishes make it move-in ready. * * * INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER IS TO VERIFY ALL INFORMATION. Buyer is responsible to confirm any information that they deem important during any inspection period within the agreement.

4. 2025-07-06
   listed $195,000 Active 514-char remark

   Show marketing remark (514 chars)

   Don't miss this must-see 3-bedroom, 2-bath double wide offering 1,232 square feet of comfortable living space. Priced under $200,000, this home is perfect for first-time buyers or anyone looking for affordable quality. The open layout, spacious bedrooms, and updated finishes make it move-in ready. * * * INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. BUYER IS TO VERIFY ALL INFORMATION. Buyer is responsible to confirm any information that they deem important during any inspection period within the agreement.

5. 2002-12-26
   soldstatus $325,000

ⓘ 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: $427 · $36/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$1,229/yr (+$102/mo · 288.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,788
• − Mortgage interest: −$10,083
• − Property taxes: −$427
• − Insurance: −$900
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$5,236
• Taxable loss: −$24
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $2,984/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: Murray County
• NCES district ID: 1303840
• Math proficiency: 25% ▼ -13.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $38,127
• Composite: 23.39/100
• National rank: #7901
• State rank: #107 of 174 in GA

Livability — Eton

• Score: 72/100
• State rank: #65
• US rank: #6155

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 13
• Population (ZIP): 33,078

Population outlook (Murray County) Hauer SSP2

• Today (2025): 39,666 people
• By 2030: 39,301 · -0.9%
• By 2040: 38,248 · -3.6%
• By 2050: 37,015 · -6.7%
• By 2075: 35,253 · -11.1%
• By 2100: 34,727 · -12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Romanian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Murray

• 2024 margin: Solid R (+71.6) · D 14.1% · R 85.7%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.3pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+69.2 2016: R+68.8 2012: R+52.6 2008: R+45.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.36%
• Current HPI: 271.673
• 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

-44.6% since first listed

5 events — show timeline

• 2026-05-18 Pending — CCARMLS
• 2025-12-22 Price Changed $180,000 CCARMLS
• 2025-07-26 Price Changed $190,000 CCARMLS
• 2025-07-06 Listed $195,000 CCARMLS
• 2002-12-26 Sold (Public Records) $325,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $427 · +2.8% YoY. Source: county tax records.