409 Paiute Rd · Locust Grove, GA 30248

$67,500

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 71 Days on market

Built 1995 Good condition 0.50 ac lot $42/sqft · 75% below area

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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
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome Henry County Home For Sale! **Have a home to sell? BUY THIS HOME AND WE'LL BUY YOURS! Welcome home to this spacious 3 bedroom, 2 bathroom mobile home with 1,600 square feet of living space, providing a bright open layout. The interior has been completely renovated with brand new finishes throughout. You'll find modern flooring, updated lighting, a beautiful large kitchen with new cabinets, countertops, and appliances, and fully updated bathrooms featuring beautiful granite counter tops and tile showers. This home is located in the Indian Creek community, a peaceful and welcoming community offering various amenities such as a swimming pool, clubhouse, and tennis courts. This home provides worry-free living-perfect for first-time buyers, those looking to downsize, or anyone wanting a low-maintenance place to call home. Convenient access to major highways, shopping, dining, and entertainment. Don't miss the opportunity to make this house your new home. Schedule a showing today! Buyers will need to complete an application to be approved by the community, as they retain ownership of the lot. Lot rent fee is $628 per month.

Key facts

• Modern flooring
• Large kitchen
• New cabinets

Tags

• COMPLETELY RENOVATED
• MODERN FLOORING
• UPDATED LIGHTING
• LARGE KITCHEN
• NEW CABINETS
• NEW COUNTERTOPS

🏷️ Possibly a rental listed for sale. The $67,500 price doesn't fit this home's estimated sale value (~$269,931) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.0% vs local median 4.1% in Locust Grove — 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 62/100 on livability (#315 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.2%/yr); 499 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 31% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $63,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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: 3.16% ✓
• Cap rate: 27.97%
• Cash-on-cash: 77.42%
• DSCR: 4.44
• GRM: 2.6

CMA / ARV

• ARV (median comp): $269,931
• List price: $67,500
• Delta: -74.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1553 Queen Elizabeth Dr	0.38mi	3/2.0	1,596 (-0%)	10mo	$260,000	$163	73
1604 Lady Maria Ct	0.41mi	4/3.0 (+1)	1,678 (+5%)	1mo	$235,000	$140	63
567 Hansen Dr	0.74mi	3/2.5	1,647 (+3%)	15mo	$260,000	$158	46
422 Buckboard Ln	0.73mi	3/2.5	1,647 (+3%)	16mo	$260,000	$158	46
67 Rosser Ln	0.65mi	3/1.5	1,400 (-12%)	14mo	$200,000	$143	34
430 Buckboard Ln	0.71mi	3/2.5	1,766 (+10%)	16mo	$265,000	$150	34
314 Clover Brook Dr	0.61mi	3/2.5	1,762 (+10%)	23mo	$280,000	$159	34
245 Polo Ln	0.61mi	3/2.5	1,780 (+11%)	22mo	$271,000	$152	32

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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: 76.5%
• Equity multiple: 4.44×
• Total profit: $64,964
• Equity at exit: $10,064

10-year hold

• IRR: 79.9%
• Equity multiple: 8.91×
• Total profit: $149,482
• Equity at exit: $5,836

Cash invested: $18,900 (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 30248

• Home prices YoY: -21.0%
• Rents YoY: 2.2%
• Active inventory: 499
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$354
• Tax est. 1.5%: −$84 /mo · $1,012/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $1,219

Break-even live

Break-even rent $590

Max offer price $67,500

Occupancy floor 38%

Sensitivity live

Price	-10% $1,266	-5% $1,243	+0% $1,219	+5% $1,196	+10% $1,173
Rent	-10% $1,051	-5% $1,135	+0% $1,219	+5% $1,304	+10% $1,388
Rate	-1.0pp $1,253	-0.5pp $1,236	base $1,219	+0.5pp $1,202	+1.0pp $1,184

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 Saint Phillips Ct Locust Grove, GA	4.0	3.0	1981	$2,019	$1.02	13d	1	0.38mi
1106 Saint Phillips Ct Locust Grove, GA	4.0	2.5	2006	$1,800	$0.90	6d	1	0.38mi
313 Clover Brook Dr Locust Grove, GA	4.0	2.5	1939	$2,300	$1.19	19d	1	0.60mi
513 Kirkland Dr Locust Grove, GA	3.0	2.5	1926	$1,850	$0.96	44d	1	1.01mi
1002 Allegiance Dr Locust Grove, GA	4.0	2.5	1584	$1,900	$1.20	3d	1	1.03mi
1110 Jury Ct Locust Grove, GA	4.0	2.5	1970	$2,081	$1.06	6d	1	1.08mi
121 Avonwood Cir Locust Grove, GA	4.0	3.0	2168	$1,975	$0.91	25d	1	1.08mi
929 Justice Dr Locust Grove, GA	4.0	2.5	1945	$2,081	$1.07	6d	1	1.12mi
927 Justice Dr Locust Grove, GA	4.0	2.5	2177	$2,120	$0.97	6d	1	1.12mi
317 Nutwood Trce Locust Grove, GA	3.0	2.5	1690	$1,985	$1.17	44d	1	1.14mi
730 Patriots Point St Locust Grove, GA	4.0	2.5	1850	$2,100	$1.14	21d	1	1.16mi
236 Sableshire Way Locust Grove, GA	4.0	2.5	1907	$2,080	$1.09	25d	1	1.18mi
1320 Elmstead Pl Locust Grove, GA	3.0–5.0	2.0–3.0	2245	$2,104	$0.94	0d	1	1.18mi
141 Colony Park Ln Locust Grove, GA	3.0	3.0	1769	$1,931	$1.09	25d	1	1.22mi
803 Freedom Walk Locust Grove, GA	4.0	2.5	1890	$1,869	$0.99	25d	1	1.36mi

Listing history 15 events

1. 2026-06-21
   days on market $67,500 Active 71 DOM
2. 2026-06-18
   days on market $67,500 Active 68 DOM
3. 2026-06-17
   days on market $67,500 Active 67 DOM
4. 2026-06-16
   days on market $67,500 Active 66 DOM
5. 2026-06-15
   days on market $67,500 Active 65 DOM
6. 2026-06-13
   days on market $67,500 Active 63 DOM
7. 2026-06-09
   days on market $67,500 Active 59 DOM
8. 2026-06-08
   days on market $67,500 Active 58 DOM
9. 2026-06-07
   days on market $67,500 Active 57 DOM
10. 2026-06-04
    days on market $67,500 Active 54 DOM
11. 2026-06-03
    days on market $67,500 Active 53 DOM
12. 2026-06-02
    days on market $67,500 Active 52 DOM
13. 2026-06-01
    days on market $67,500 Active 51 DOM
14. 2026-05-31
    days on market $67,500 Active 50 DOM
15. 2026-03-24
    listed $67,500 New 1143-char remark

    Show marketing remark (1143 chars)

    Awesome Henry County Home For Sale! **Have a home to sell? BUY THIS HOME AND WE'LL BUY YOURS! Welcome home to this spacious 3 bedroom, 2 bathroom mobile home with 1,600 square feet of living space, providing a bright open layout. The interior has been completely renovated with brand new finishes throughout. You'll find modern flooring, updated lighting, a beautiful large kitchen with new cabinets, countertops, and appliances, and fully updated bathrooms featuring beautiful granite counter tops and tile showers. This home is located in the Indian Creek community, a peaceful and welcoming community offering various amenities such as a swimming pool, clubhouse, and tennis courts. This home provides worry-free living-perfect for first-time buyers, those looking to downsize, or anyone wanting a low-maintenance place to call home. Convenient access to major highways, shopping, dining, and entertainment. Don't miss the opportunity to make this house your new home. Schedule a showing today! Buyers will need to complete an application to be approved by the community, as they retain ownership of the lot. Lot rent fee is $628 per month.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,607
• − Mortgage interest: −$3,781
• − Property taxes: −$1,012
• − Insurance: −$338
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$1,964
• Taxable income: $14,415
• Est. tax owed @ 24.0%: −$3,460
• After-tax cash flow: $11,172/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 · 12 photos

Good 80/100 Cosmetic rehab

This mobile home is in excellent condition with recent renovations, making it move-in ready and suitable for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Resale New flooring in bathrooms — Improves the look and feel of the bathrooms.
• Resale New countertops in kitchen — Enhances the kitchen's appearance and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Resale New flooring in bathrooms — Improves the look and feel of the bathrooms. ↑
• Resale New countertops in kitchen — Enhances the kitchen's appearance and functionality. ↑

ⓘ 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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — Locust Grove

• Score: 62/100
• State rank: #315
• US rank: #17034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 36,038
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 36,038
• Household income: $83,823
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 485.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 37% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Italian 2% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.09%
• Current HPI: 203.5358
• Rent YoY: ▲ 2.16%
• 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

1 event — show timeline

• 2026-03-24 Listed $67,500 GAMLS