256 Mcsears Dr · LaFayette, GA 30728

$154,895

3 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 85 Days on market

Built 2013 1.01 ac lot $140/sqft · 34% below area Est $233k · 34% under

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Why this score? — see what drove the C 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET AT NO FAULT TO SELLER Spacious double-wide home situated on a mostly cleared 1-acre lot with plenty of room for outdoor living, pets, and peaceful country living. This comfortable home offers privacy, space, and a great setting for a family looking to settle in and enjoy the outdoors. Property features include a new roof, new HVAC system, new appliances, and an engineer report already completed for financing. Newly added asphalt main road providing convenient access directly to the home. Located beside a scenic pond, this property presents a wonderful opportunity to experience quiet country living with a large open yard and plenty of usable land, all while remaining conveniently within reach of town amenities

Key facts

• Double-wide home
• Cleared 1-acre lot
• Outdoor living

Tags

• DOUBLE-WIDE HOME
• CLEARED 1-ACRE LOT
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (5.7% below list).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.1% in LaFayette — 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 61/100 on livability (#345 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, schools F, amenities F.
• Walker County (rural): math 25% / reading 29% proficiency, ranked #114 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 218 active listings in the ZIP; 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• This rent runs 32% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Walker County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago 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 $55k; list at $155k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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.

Recommended offer $145,601 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (median comp): $232,947
• List price: $154,895
• Delta: -33.51%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-9,896
• Equity at exit: $23,095

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $10,753
• Equity at exit: $13,392

Cash invested: $43,371 (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 30728

• Home prices YoY: -14.2%
• Active inventory: 218
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $240

Break-even live

Break-even rent $1,156

Max offer price $154,895

Occupancy floor 79%

Sensitivity live

Price	-10% $328	-5% $284	+0% $240	+5% $196	+10% $152
Rent	-10% $125	-5% $182	+0% $240	+5% $298	+10% $355
Rate	-1.0pp $318	-0.5pp $279	base $240	+0.5pp $200	+1.0pp $159

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: $38,724
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $154,895 Active 85 DOM
2. 2026-06-17
   days on market $154,895 Active 84 DOM
3. 2026-06-16
   days on market $154,895 Active 83 DOM
4. 2026-06-15
   days on market $154,895 Active 82 DOM
5. 2026-06-14
   days on market $154,895 Active 80 DOM
6. 2026-06-13
   days on market $154,895 Active 79 DOM
7. 2026-06-10
   days on market $154,895 Active 77 DOM
8. 2026-06-09
   days on market $154,895 Active 76 DOM
9. 2026-06-08
   days on market $154,895 Active 75 DOM
10. 2026-06-07
    days on market $154,895 Active 74 DOM
11. 2026-06-05
    days on market $154,895 Active 71 DOM
12. 2026-06-03
    days on market $154,895 Active 70 DOM
13. 2026-06-02
    days on market $154,895 Active 69 DOM
14. 2026-06-01
    days on market $154,895 Active 68 DOM
15. 2026-05-31
    days on market $154,895 Active 67 DOM
16. 2026-05-30
    days on market $154,895 Active 66 DOM
17. 2026-05-11
    price $154,895 739-char remark

    Show marketing remark (737 chars)

    BACK ON THE MARKET AT NO FAULT TO SELLER Spacious double-wide home situated on a mostly cleared 1-acre lot with plenty of room for outdoor living, pets, and peaceful country living. This comfortable home offers privacy, space, and a great setting for a family looking to settle in and enjoy the outdoors. Property features include a new roof, new HVAC system, new appliances, and an engineer report already completed for financing. Newly added asphalt main road providing convenient access directly to the home. Located beside a scenic pond, this property presents a wonderful opportunity to experience quiet country living with a large open yard and plenty of usable land, all while remaining conveniently within reach of town amenities

18. 2026-05-11
    price $154,895 737-char remark

    Show marketing remark (737 chars)

    BACK ON THE MARKET AT NO FAULT TO SELLER Spacious double-wide home situated on a mostly cleared 1-acre lot with plenty of room for outdoor living, pets, and peaceful country living. This comfortable home offers privacy, space, and a great setting for a family looking to settle in and enjoy the outdoors. Property features include a new roof, new HVAC system, new appliances, and an engineer report already completed for financing. Newly added asphalt main road providing convenient access directly to the home. Located beside a scenic pond, this property presents a wonderful opportunity to experience quiet country living with a large open yard and plenty of usable land, all while remaining conveniently within reach of town amenities

19. 2026-05-11
    price $154,895

    Show marketing remark (737 chars)

    BACK ON THE MARKET AT NO FAULT TO SELLER Spacious double-wide home situated on a mostly cleared 1-acre lot with plenty of room for outdoor living, pets, and peaceful country living. This comfortable home offers privacy, space, and a great setting for a family looking to settle in and enjoy the outdoors. Property features include a new roof, new HVAC system, new appliances, and an engineer report already completed for financing. Newly added asphalt main road providing convenient access directly to the home. Located beside a scenic pond, this property presents a wonderful opportunity to experience quiet country living with a large open yard and plenty of usable land, all while remaining conveniently within reach of town amenities

20. 2026-05-09
    status Active

    Show marketing remark (737 chars)

    BACK ON THE MARKET AT NO FAULT TO SELLER Spacious double-wide home situated on a mostly cleared 1-acre lot with plenty of room for outdoor living, pets, and peaceful country living. This comfortable home offers privacy, space, and a great setting for a family looking to settle in and enjoy the outdoors. Property features include a new roof, new HVAC system, new appliances, and an engineer report already completed for financing. Newly added asphalt main road providing convenient access directly to the home. Located beside a scenic pond, this property presents a wonderful opportunity to experience quiet country living with a large open yard and plenty of usable land, all while remaining conveniently within reach of town amenities

21. 2026-05-09
    status Back On Market 737-char remark

    Show marketing remark (737 chars)

    BACK ON THE MARKET AT NO FAULT TO SELLER Spacious double-wide home situated on a mostly cleared 1-acre lot with plenty of room for outdoor living, pets, and peaceful country living. This comfortable home offers privacy, space, and a great setting for a family looking to settle in and enjoy the outdoors. Property features include a new roof, new HVAC system, new appliances, and an engineer report already completed for financing. Newly added asphalt main road providing convenient access directly to the home. Located beside a scenic pond, this property presents a wonderful opportunity to experience quiet country living with a large open yard and plenty of usable land, all while remaining conveniently within reach of town amenities

22. 2026-04-05
    status Pending

    Show marketing remark (737 chars)

    BACK ON THE MARKET AT NO FAULT TO SELLER Spacious double-wide home situated on a mostly cleared 1-acre lot with plenty of room for outdoor living, pets, and peaceful country living. This comfortable home offers privacy, space, and a great setting for a family looking to settle in and enjoy the outdoors. Property features include a new roof, new HVAC system, new appliances, and an engineer report already completed for financing. Newly added asphalt main road providing convenient access directly to the home. Located beside a scenic pond, this property presents a wonderful opportunity to experience quiet country living with a large open yard and plenty of usable land, all while remaining conveniently within reach of town amenities

23. 2026-04-05
    status Under Contract 737-char remark

    Show marketing remark (737 chars)

    BACK ON THE MARKET AT NO FAULT TO SELLER Spacious double-wide home situated on a mostly cleared 1-acre lot with plenty of room for outdoor living, pets, and peaceful country living. This comfortable home offers privacy, space, and a great setting for a family looking to settle in and enjoy the outdoors. Property features include a new roof, new HVAC system, new appliances, and an engineer report already completed for financing. Newly added asphalt main road providing convenient access directly to the home. Located beside a scenic pond, this property presents a wonderful opportunity to experience quiet country living with a large open yard and plenty of usable land, all while remaining conveniently within reach of town amenities

24. 2026-03-25
    listed $154,900 New 737-char remark

    Show marketing remark (739 chars)

    BACK ON THE MARKET AT NO FAULT TO SELLER Spacious double-wide home situated on a mostly cleared 1-acre lot with plenty of room for outdoor living, pets, and peaceful country living. This comfortable home offers privacy, space, and a great setting for a family looking to settle in and enjoy the outdoors. Property features include a new roof, new HVAC system, new appliances, and an engineer report already completed for financing. Newly added asphalt main road providing convenient access directly to the home. Located beside a scenic pond, this property presents a wonderful opportunity to experience quiet country living with a large open yard and plenty of usable land, all while remaining conveniently within reach of town amenities

25. 2026-03-25
    listed $154,900 Active 739-char remark

    Show marketing remark (739 chars)

    BACK ON THE MARKET AT NO FAULT TO SELLER Spacious double-wide home situated on a mostly cleared 1-acre lot with plenty of room for outdoor living, pets, and peaceful country living. This comfortable home offers privacy, space, and a great setting for a family looking to settle in and enjoy the outdoors. Property features include a new roof, new HVAC system, new appliances, and an engineer report already completed for financing. Newly added asphalt main road providing convenient access directly to the home. Located beside a scenic pond, this property presents a wonderful opportunity to experience quiet country living with a large open yard and plenty of usable land, all while remaining conveniently within reach of town amenities

26. 2026-03-25
    listed $154,900 Active

    Show marketing remark (739 chars)

    BACK ON THE MARKET AT NO FAULT TO SELLER Spacious double-wide home situated on a mostly cleared 1-acre lot with plenty of room for outdoor living, pets, and peaceful country living. This comfortable home offers privacy, space, and a great setting for a family looking to settle in and enjoy the outdoors. Property features include a new roof, new HVAC system, new appliances, and an engineer report already completed for financing. Newly added asphalt main road providing convenient access directly to the home. Located beside a scenic pond, this property presents a wonderful opportunity to experience quiet country living with a large open yard and plenty of usable land, all while remaining conveniently within reach of town amenities

27. 2025-12-17
    listed $54,900
28. 2023-11-16
    soldstatus $55,000
29. 2023-11-16
    soldstatus $55,000 Closed
30. 2023-10-01
    historical Contingent
31. 2023-09-28
    listed $54,900 Active

ⓘ 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: $440 · $37/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$985/yr (+$82/mo · 224.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,519
• − Mortgage interest: −$8,677
• − Property taxes: −$440
• − Insurance: −$774
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$4,506
• Taxable income: $319
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $2,802/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: Walker County
• NCES district ID: 1305370
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $39,889
• Composite: 22.74/100
• National rank: #8035
• State rank: #114 of 174 in GA

Livability — LaFayette

• Score: 61/100
• State rank: #345
• US rank: #17893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walker County · 48,831 people
• City population: 18,790
• Metro: Chattanooga, TN-GA
• Population (ZIP): 18,790
• Household income: $55,455
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 233.0

Population outlook (Walker County) Hauer SSP2

• Today (2025): 66,050 people
• By 2030: 64,305 · -2.6%
• By 2040: 60,127 · -9.0%
• By 2050: 55,551 · -15.9%
• By 2075: 44,886 · -32.0%
• By 2100: 34,015 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 2% · South Korea
• Languages at home: 97% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+59.3) · D 20.1% · R 79.4%
• 2008→2024 swing: -12.5pp toward R · 2008: -46.8pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+59.3 2016: R+61.5 2012: R+50.2 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.02%
• Current HPI: 271.2944
• Rent YoY: —
• Metro: Chattanooga, TN-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

+182.1% since first listed

15 events — show timeline

• 2026-05-11 Price Changed $154,895 FMLS
• 2026-05-11 Price Changed $154,895 GAMLS
• 2026-05-11 Price Changed $154,895 CCARMLS
• 2026-05-09 Relisted — CCARMLS
• 2026-05-09 Relisted — GAMLS
• 2026-04-05 Pending — CCARMLS
• 2026-04-05 Pending — GAMLS
• 2026-03-25 Listed $154,900 CCARMLS
• 2026-03-25 Listed $154,900 FMLS
• 2026-03-25 Listed $154,900 GAMLS
• 2025-12-17 Listed $54,900 REALTRACS as Distributed by MLS Grid
• 2023-11-16 Sold (MLS) $55,000 GCAR
• 2023-11-16 Sold (MLS) $55,000 REALTRACS as Distributed by MLS Grid
• 2023-10-01 Contingent — GCAR
• 2023-09-28 Listed $54,900 GCAR

Property tax history

+3.7%/yr

Latest (2025): $440 · -1.8% YoY. Source: county tax records.