801 Glendale St · Adel, GA 31620

$53,000

3 bd · 2.0 ba · 0 sqft · Manufactured public records · 80 Days on market

Built 1998 5,663 sqft lot ↓ 5% 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
• Livability +3.5/5.0
• 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

Quaint, fully renovated, 3 bedroom / 2 bath Mobile Home. This Mobile Home has a NEW metal roof, NEW ceiling fans, LVP flooring throughout the home, (CARPET in 2nd & 3rd Bedroom) with appliances! Beautiful must see home! OWNER FINANCING OPTIONAL!

Key facts

• New metal roof
• New ceiling fans
• New appliances

Tags

• NEW METAL ROOF
• NEW CEILING FANS
• NEW LVP FLOORING
• NEW APPLIANCES

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story mobile home; Residential property in Glendale Mobile Home Park; Zoned R
• Construction: Vinyl siding
• Exterior features: Metal roof; Irregular lot

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump
• Interior features: Microwave; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $53k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $53k).
• Recommended offer: $50k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 3.4% in Adel — 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 69/100 on livability (#105 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime C-, schools F, amenities F.
• Cook County (rural): math 29% / reading 27% proficiency, ranked #111 of 174 in GA (top 64%) — 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.
• Market conditions: 55 active listings in the ZIP; 47 units permitted in Cook County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $366 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cook County population projected to shrink 8% 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 $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $3k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,820 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.76% ✓
• Cap rate: 14.69%
• Cash-on-cash: 29.97%
• DSCR: 2.33
• GRM: 4.7

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: 24.6%
• Equity multiple: 2.01×
• Total profit: $15,034
• Equity at exit: $7,902

10-year hold

• IRR: 32.4%
• Equity multiple: 3.93×
• Total profit: $43,548
• Equity at exit: $4,582

Cash invested: $14,840 (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 31620

• Home prices YoY: -15.1%
• Active inventory: 55
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$278
• Tax est. 1.5%: −$66 /mo · $795/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $371

Break-even live

Break-even rent $464

Max offer price $53,000

Occupancy floor 55%

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-03
   remarks 247-char remark
2. 2026-06-03
   pricedays on marketlisting id $53,000 Pending 80 DOM
3. 2026-05-20
   status Pending 251-char remark

   Show marketing remark (251 chars)

   Quaint, fully renovated, 3 bedroom / 2 bath Mobile Home. This Mobile Home has a NEW metal roof, NEW ceiling fans, LVP flooring throughout the home, (CARPET in 2nd & 3rd Bedroom) with appliances! Beautiful must see home! OWNER FINANCING OPTIONAL!

4. 2026-05-07
   status Active 251-char remark

   Show marketing remark (251 chars)

   Quaint, fully renovated, 3 bedroom / 2 bath Mobile Home. This Mobile Home has a NEW metal roof, NEW ceiling fans, LVP flooring throughout the home, (CARPET in 2nd & 3rd Bedroom) with appliances! Beautiful must see home! OWNER FINANCING OPTIONAL!

5. 2026-05-07
   status Pending

   Show marketing remark (251 chars)

   Quaint, fully renovated, 3 bedroom / 2 bath Mobile Home. This Mobile Home has a NEW metal roof, NEW ceiling fans, LVP flooring throughout the home, (CARPET in 2nd & 3rd Bedroom) with appliances! Beautiful must see home! OWNER FINANCING OPTIONAL!

6. 2026-05-06
   status Pending 251-char remark

   Show marketing remark (251 chars)

   Quaint, fully renovated, 3 bedroom / 2 bath Mobile Home. This Mobile Home has a NEW metal roof, NEW ceiling fans, LVP flooring throughout the home, (CARPET in 2nd & 3rd Bedroom) with appliances! Beautiful must see home! OWNER FINANCING OPTIONAL!

7. 2026-04-26
   historical Active Under Contract 251-char remark

   Show marketing remark (251 chars)

   Quaint, fully renovated, 3 bedroom / 2 bath Mobile Home. This Mobile Home has a NEW metal roof, NEW ceiling fans, LVP flooring throughout the home, (CARPET in 2nd & 3rd Bedroom) with appliances! Beautiful must see home! OWNER FINANCING OPTIONAL!

8. 2026-04-07
   price $53,000 251-char remark

   Show marketing remark (251 chars)

   Quaint, fully renovated, 3 bedroom / 2 bath Mobile Home. This Mobile Home has a NEW metal roof, NEW ceiling fans, LVP flooring throughout the home, (CARPET in 2nd & 3rd Bedroom) with appliances! Beautiful must see home! OWNER FINANCING OPTIONAL!

9. 2026-02-28
   listed $56,000 Active 251-char remark

   Show marketing remark (251 chars)

   Quaint, fully renovated, 3 bedroom / 2 bath Mobile Home. This Mobile Home has a NEW metal roof, NEW ceiling fans, LVP flooring throughout the home, (CARPET in 2nd & 3rd Bedroom) with appliances! Beautiful must see home! OWNER FINANCING OPTIONAL!

10. 2026-02-28
    listed $56,000 Active

    Show marketing remark (251 chars)

    Quaint, fully renovated, 3 bedroom / 2 bath Mobile Home. This Mobile Home has a NEW metal roof, NEW ceiling fans, LVP flooring throughout the home, (CARPET in 2nd & 3rd Bedroom) with appliances! Beautiful must see home! OWNER FINANCING OPTIONAL!

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,194
• − Mortgage interest: −$2,969
• − Property taxes: −$795
• − Insurance: −$265
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$1,542
• Taxable income: $3,832
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $3,528/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: Cook County
• NCES district ID: 1301470
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $35,135
• Composite: 23.14/100
• National rank: #7951
• State rank: #111 of 174 in GA

Livability — Adel

• Score: 69/100
• State rank: #105
• US rank: #8186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adel, GA
• City population: 11,199
• Population (ZIP): 11,199

Population outlook (Cook County) Hauer SSP2

• Today (2025): 16,984 people
• By 2030: 16,800 · -1.1%
• By 2040: 16,343 · -3.8%
• By 2050: 15,696 · -7.6%
• By 2075: 13,451 · -20.8%
• By 2100: 10,357 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 25% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Slovak 4% Serbian 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Cook

• 2024 margin: Solid R (+46.5) · D 26.6% · R 73.0%
• 2008→2024 swing: -17.5pp toward R · 2008: -28.9pp · 2024: -46.5pp
• All cycles: 2024: R+46.5 2020: R+40.4 2016: R+40.1 2012: R+31.4 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.58%
• Current HPI: 222.35
• 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

-5.4% since first listed

8 events — show timeline

• 2026-05-20 Pending — SGMLS
• 2026-05-07 Relisted — SGMLS
• 2026-05-07 Pending — SGMLS
• 2026-05-06 Pending — SGMLS
• 2026-04-26 Contingent — SGMLS
• 2026-04-07 Price Changed $53,000 SGMLS
• 2026-02-28 Listed $56,000 SGMLS
• 2026-02-28 Listed $56,000 SGMLS