114 Skyland Dr E · Locust Grove, GA 30248

$110,000

3 bd · 2.0 ba · 770 sqft · Manufactured public records · 11 Days on market

Built 1985 4,356 sqft lot

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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 +3.1/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special – Exceptional Value in Locust Grove! This property offers a great opportunity for investors, renovators, or buyers looking to build equity. Priced below market value and ready for your personal updates and improvements, this home has tremendous potential as a primary residence, rental property, or resale project. Conveniently located in Locust Grove with easy access to shopping, dining, schools, and major highways. Property is being sold AS-IS, and the seller will make no repairs. Don't miss this chance to secure a discounted property in a growing area.

Key facts

• 4,356 sq ft lot
• Built 1985
• Listed 10 days

Tags

• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; 110-volt electric service; Electricity available
• Home design: One-level property; Resale condition
• Construction: Vinyl siding; Shingle roof; Block foundation; Mobile/home body type: Other
• Exterior features: Deck; Private paved road frontage

Interior

• Kitchen: No specific kitchen features listed; Electric oven
• Bedrooms: Three main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; No shared/common walls
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 14.3% 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+, amenities 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.
• Zoned schools: Unity Grove Elementary School (math 33% / reading 30%, grade F, #612 of 1,228 statewide, top 50%, 838 students, 53% FRL); Locust Grove Middle (math 30% / reading 35%, grade F, #221 of 470 statewide, top 48%, 1,103 students, 51% FRL); Locust Grove High (math 7% / reading 33%, grade F, #232 of 424 statewide, top 56%, 1,637 students, 41% FRL).
• Market conditions: Rents rising (+2.2%/yr); 499 active listings in the ZIP; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts; this cycle's ask is 9144% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $10k; list at $110k implies a 948% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.73% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.69%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.16% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 1.89×
• Total profit: $27,514
• Equity at exit: $16,401

10-year hold

• IRR: 29.5%
• Equity multiple: 3.53×
• Total profit: $78,049
• Equity at exit: $9,511

Cash invested: $30,800 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,904 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$145 /mo · $1,741/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $736

Break-even live

Break-even rent $972

Max offer price $110,000

Occupancy floor 56%

Sensitivity live

Price	-10% $799	-5% $768	+0% $736	+5% $705	+10% $674
Rent	-10% $586	-5% $661	+0% $736	+5% $812	+10% $887
Rate	-1.0pp $792	-0.5pp $764	base $736	+0.5pp $708	+1.0pp $679

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $110,000 Active 11 DOM
2. 2026-06-18
   days on market $110,000 Active 8 DOM
3. 2026-06-17
   days on market $110,000 Active 7 DOM
4. 2026-06-16
   days on market $110,000 Active 6 DOM
5. 2026-06-15
   days on market $110,000 Active 5 DOM
6. 2026-06-13
   remarks 576-char remark
7. 2026-06-13
   listed $110,000 Active 3 DOM

ⓘ 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: $1,741 · $145/mo
• Projected year-2 tax: $1,741 · $145/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,848
• − Mortgage interest: −$6,162
• − Property taxes: −$1,741
• − Insurance: −$550
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$3,200
• Taxable income: $7,540
• Est. tax owed @ 24.0%: −$1,810
• After-tax cash flow: $7,027/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: 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

• Census place: Locust Grove, GA
• 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

-88.7% since first listed

12 events — show timeline

• 2026-06-03 Listed for Rent $1,190 BUILDIUM
• 2026-06-03 Listed $110,000 FMLS
• 2026-03-02 Rental Removed $1,190 GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-02-28 Listing Removed — FMLS
• 2025-12-07 Listed for Rent $1,190 GAMLS
• 2025-10-31 Listed $110,000 FMLS
• 2025-10-31 Listed $110,000 GAMLS
• 2025-10-30 Coming Soon — FMLS
• 2025-10-30 Coming Soon — GAMLS
• 1990-06-25 Sold (Public Records) $10,500 Public Records
• 1985-05-01 Sold (Public Records) $10,500 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,741 · +58.1% YoY. Source: county tax records.