903 Sam Beasley Rd

Alston, GA 30436

$80,750B+

3 bd · 2.0 ba · 1,152 sqft · Built 1979 · Manufactured · Active · 42 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,563/mo
• Mortgage (P&I): −$423
• Tax + insurance: −$57
• HOA: −$0
• Vac / Maint / Mgmt: −$328
• Net cashflow: $754/mo
• Annual: $9,049/yr
• Cap rate: 17.50%
• Cash-on-cash: 40.02%
• DSCR: 2.78
• 1% rule: 1.94%
• Cash to close: $22,610

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $81k.
• 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).
• It's been on market 42 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• In year one you build about $9k of equity ($558 loan paydown + $8k appreciation (10.0% local appreciation)).
• 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).
• 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.
• 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.

Questions for listing agent

• 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?
• Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.