309 Bell St

Abbeville, GA 31001

$29,900B

3 bd · 2.0 ba · 1,523 sqft · Built 1950 · Manufactured · Active · 4 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,179/mo
• Mortgage (P&I): −$157
• Tax + insurance: −$116
• HOA: −$0
• Vac / Maint / Mgmt: −$248
• Net cashflow: $658/mo
• Annual: $7,901/yr
• Cap rate: 35.39%
• Cash-on-cash: 103.90%
• DSCR: 5.62
• 1% rule: 3.94%
• Cash to close: $8,372

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $30k. Condition is rated poor.
• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $849 of equity ($207 loan paydown + $642 appreciation (2.1% local appreciation)).
• Location reads 58/100 on livability (#428 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• Wilcox County (rural): math 36% / reading 34% proficiency, ranked #73 of 174 in GA (top 42%) — 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.
• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 21 active listings in the ZIP.
• Wilcox County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• Climate carrying-cost: major flood risk; severe wind risk, 80% 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• 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?
• 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.

Repairs flagged (vision-AI assessment)

• Major: roof — Rusty metal roof with visible rust and potential leaks.
• Major: exterior siding — Exterior siding is peeling and damaged, with visible rot and structural issues.
• Major: flooring — Flooring appears to be old and worn, with visible damage and uneven surfaces.
• Major: interior walls — Interior walls are painted but show signs of wear and tear.
• Major: systems — Given the overall condition, it's likely they are in poor shape as well.