903 Sam Beasley Rd · Alston, GA 30436

$80,750

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 42 Days on market

Built 1979 1.57 ac 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits on this 1.57 acre property in Lyons! This 24x48 mobile home offers plenty of potential for an investor, handyman, or buyer looking for a fixer upper with room to make it their own. The property features a new roof installed in 2025, well water, septic system, fenced areas, and multiple outbuildings including an 8x14 pole barn, 12x23 pole barn, and a 7x14 shed providing additional storage and workspace options. With acreage, existing utilities, and several structures already in place, this property offers a solid starting point for renovation, rental potential, or country living. Property is being sold as is.

Key facts

• 1.57 acre property
• Fenced areas
• New roof

Tags

• 1.57 ACRE PROPERTY
• NEW ROOF
• WELL WATER
• SEPTIC SYSTEM
• FENCED AREAS
• MULTIPLE OUTBUILDINGS

Property features AI

Finance

• Other: Property listed in fixer condition; Lot size approximately 1.57 acres
• HOA & community: No association; No community features listed

Exterior

• Parking: Detached garage; Detached parking
• Utilities: Private water; Private sewer; No listed utilities
• Home design: Residential manufactured home / single-family residence; Manufactured house; Built in 1979
• Construction: Aluminum siding; Other roof
• Exterior features: Corner lot

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Separate shower; One-level living
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $81k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $81k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#454 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime D-, amenities F.
• Toombs County (rural): math 36% / reading 31% proficiency, ranked #77 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Toombs Central Elementary School (math 57% / reading 47%, grade C-, #227 of 1,228 statewide, top 19%, 502 students, 86% FRL).
• Zoned-school proficiency averages 52% at this address vs 34% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Toombs County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 44 active listings in the ZIP; 33 units permitted in Toombs County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($558 loan paydown + $8k appreciation (10.0% local appreciation)).
• Toombs County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,327 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.94% ✓
• Cap rate: 17.50%
• Cash-on-cash: 40.02%
• DSCR: 2.78
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.2%
• Equity multiple: 5.07×
• Total profit: $91,982
• Equity at exit: $72,746

10-year hold

• IRR: 48.8%
• Equity multiple: 11.31×
• Total profit: $233,057
• Equity at exit: $156,879

Cash invested: $22,610 (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 30436

• Home prices YoY: 9.5%
• Active inventory: 44
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$423
• Tax from tax record: −$24 /mo · $284/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $754

Break-even live

Break-even rent $609

Max offer price $80,750

Occupancy floor 47%

Sensitivity live

Price	-10% $800	-5% $777	+0% $754	+5% $731	+10% $708
Rent	-10% $631	-5% $692	+0% $754	+5% $816	+10% $878
Rate	-1.0pp $795	-0.5pp $775	base $754	+0.5pp $733	+1.0pp $712

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: $20,188
• Closing costs: $2,422
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $80,750 Active 42 DOM
2. 2026-06-18
   days on market $80,750 Active 41 DOM
3. 2026-06-17
   days on market $80,750 Active 40 DOM
4. 2026-06-16
   days on market $80,750 Active 39 DOM
5. 2026-06-15
   days on market $80,750 Active 38 DOM
6. 2026-06-14
   days on market $80,750 Active 36 DOM
7. 2026-06-12
   days on market $80,750 Active 35 DOM
8. 2026-06-09
   days on market $80,750 Active 32 DOM
9. 2026-06-08
   days on market $80,750 Active 31 DOM
10. 2026-06-07
    days on market $80,750 Active 30 DOM
11. 2026-06-07
    days on market $80,750 Active 29 DOM
12. 2026-06-04
    days on market $80,750 Active 26 DOM
13. 2026-06-02
    days on market $80,750 Active 25 DOM
14. 2026-06-01
    days on market $80,750 Active 24 DOM
15. 2026-05-31
    days on market $80,750 Active 23 DOM
16. 2026-05-31
    days on market $80,750 Active 22 DOM
17. 2026-05-06
    listed $85,000 New 635-char remark

ⓘ 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: $284 · $24/mo
• Projected year-2 tax: $743 · $62/mo
• Expected delta: +$459/yr (+$38/mo · 161.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,757
• − Mortgage interest: −$4,523
• − Property taxes: −$284
• − Insurance: −$404
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$2,349
• Taxable income: $8,196
• Est. tax owed @ 24.0%: −$1,967
• After-tax cash flow: $7,082/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: Toombs County
• NCES district ID: 1305040
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $34,288
• Composite: 27.63/100
• National rank: #6922
• State rank: #77 of 174 in GA

Livability — Alston

• Score: 57/100
• State rank: #454
• US rank: #21656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 81
• Population (ZIP): 11,547

Population outlook (Toombs County) Hauer SSP2

• Today (2025): 26,784 people
• By 2030: 26,312 · -1.8%
• By 2040: 25,219 · -5.8%
• By 2050: 23,733 · -11.4%
• By 2075: 19,107 · -28.7%
• By 2100: 12,922 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 20% Hispanic / Latino 14% Two or more races 5%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Toombs

• 2024 margin: Solid R (+50.7) · D 24.5% · R 75.2%
• 2008→2024 swing: -12.6pp toward R · 2008: -38.1pp · 2024: -50.7pp
• All cycles: 2024: R+50.7 2020: R+45.2 2016: R+46.9 2012: R+40.5 2008: R+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.28%
• Current HPI: 257.7921
• 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

-5.0% since first listed

2 events — show timeline

• 2026-05-26 Price Changed $80,750 GAMLS
• 2026-05-06 Listed $85,000 GAMLS

Property tax history

+4.2%/yr

Latest (2025): $284 · -0.0% YoY. Source: county tax records.