230 Norfolk Dr · Hampton, GA 30228

$80,000

3 bd · 2.0 ba · 1,000 sqft · Manufactured public records · 14 Days on market

Built 1989 0.66 ac 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 +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover a great opportunity just minutes from Hampton-this 1,000 sq ft home sits on a spacious 0.66-acre lot and offers 3 bedrooms and 2 full bathrooms, making it ideal for investors, first-time buyers, or anyone seeking a peaceful place; featuring public water, a septic system, and a cozy fireplace, this property combines comfort and convenience with its prime location just 4 minutes from town, providing easy access to local amenities while still enjoying a quiet, residential setting. The mobile home title is retired!

Key facts

• Spacious lot
• Cozy fireplace
• Prime location

Tags

• SPACIOUS LOT
• PUBLIC WATER
• SEPTIC SYSTEM
• COZY FIREPLACE
• PRIME LOCATION
• QUIET RESIDENTIAL SETTING

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage / Attached parking
• Utilities: Public water; Septic tank sewer; Other utilities
• Home design: Manufactured home / Single-family residence; Resale property; One story
• Construction: Built in 1989; Metal roof; Other construction materials; Manufactured house
• Exterior features: Other lot features

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Window unit cooling
• Interior features: One-level layout; Fireplace (1); Other interior features
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 19.5% vs local median 4.5% in Hampton — 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 65/100 on livability (#213 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety 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: Hampton Middle School (math 18% / reading 33%, grade F, #288 of 470 statewide, top 62%, 850 students, 62% FRL) — zoned schools average 62% FRL vs 43% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 547 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $553 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $57k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $80,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.38% ✓
• Cap rate: 19.49%
• Cash-on-cash: 47.15%
• DSCR: 3.10
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 43.6%
• Equity multiple: 2.86×
• Total profit: $41,640
• Equity at exit: $11,928

10-year hold

• IRR: 49.2%
• Equity multiple: 5.58×
• Total profit: $102,590
• Equity at exit: $6,917

Cash invested: $22,400 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 547
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$420
• Tax from tax record: −$170 /mo · $2,045/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $880

Break-even live

Break-even rent $789

Max offer price $80,000

Occupancy floor 49%

Sensitivity live

Price	-10% $925	-5% $903	+0% $880	+5% $857	+10% $835
Rent	-10% $730	-5% $805	+0% $880	+5% $955	+10% $1,030
Rate	-1.0pp $920	-0.5pp $900	base $880	+0.5pp $859	+1.0pp $838

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1299 N Hampton Dr Hampton, GA	3.0	2.0	1232	$1,790	$1.45	5d	1	0.21mi
1323 N Hampton Dr Hampton, GA	3.0	2.0	1208	$1,794	$1.49	44d	1	0.23mi
1330 N Hampton Dr Hampton, GA	3.0	2.0	1228	$1,685	$1.37	13d	1	0.24mi
1514 N Hampton Ct Hampton, GA	3.0	2.0	1208	$1,700	$1.41	13d	1	0.25mi
2074 Boatswain Dr Hampton, GA	3.0	2.5	1490	$1,965	$1.32	21d	1	0.41mi
102 Jay Ln Unit A Hampton, GA	2.0	1.0	878	$1,175	$1.34	44d	1	0.54mi
110 Jay Ln Unit A Hampton, GA	2.0	1.0	878	$1,275	$1.45	44d	1	0.55mi
148 W James Cir Hampton, GA	3.0	1.0	1000	$1,750	$1.75	44d	1	1.08mi
40 E James Cir Hampton, GA	2.0	2.0	1100	$1,100	$1.00	44d	1	1.11mi

Listing history 9 events

1. 2026-06-18
   statusdays on market $80,000 Active 14 DOM
2. 2026-06-17
   days on market $80,000 New 13 DOM
3. 2026-06-16
   days on market $80,000 New 12 DOM
4. 2026-06-15
   days on market $80,000 New 11 DOM
5. 2026-06-13
   days on market $80,000 New 9 DOM
6. 2026-06-09
   days on market $80,000 New 5 DOM
7. 2026-06-08
   days on market $80,000 New 4 DOM
8. 2026-06-07
   remarks 525-char remark
9. 2026-06-07
   listed $80,000 New 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: $2,045 · $170/mo
• Projected year-2 tax: $2,045 · $170/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $22,835
• − Mortgage interest: −$4,481
• − Property taxes: −$2,045
• − Insurance: −$400
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$2,327
• Taxable income: $9,928
• Est. tax owed @ 24.0%: −$2,383
• After-tax cash flow: $8,178/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 — Hampton

• Score: 65/100
• State rank: #213
• US rank: #12664

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C 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: 52,402
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 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: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• 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

-83.2% since first listed

14 events — show timeline

• 2026-06-04 Listed $80,000 GAMLS
• 2026-04-25 Listing Removed — GAMLS
• 2026-04-25 Relisted — GAMLS
• 2026-04-21 Listing Removed — GAMLS
• 2026-04-07 Price Changed $95,000 GAMLS
• 2026-03-18 Listed $100,000 GAMLS
• 2026-01-09 Listing Removed — GAMLS
• 2025-12-27 Price Changed $105,000 GAMLS
• 2025-12-22 Price Changed $108,000 GAMLS
• 2025-12-16 Listed $112,000 GAMLS
• 1995-07-17 Sold (Public Records) $56,673 Public Records
• 1995-07-17 Sold (Public Records) $56,673 Public Records
• 1989-08-31 Sold (Public Records) $51,600 Public Records
• 1988-04-01 Sold (Public Records) $475,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,045 · +51.0% YoY. Source: county tax records.