2563 Roosevelt Hwy · Manchester, GA 31816

$110,000

2 bd · 1.0 ba · 1,416 sqft · SingleFamily · 184 Days on market

Built 1936 0.28 ac lot $78/sqft · 38% below area Est $178k · 38% 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 +18.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

The commercial space is fully finished and move-in ready, offering a turnkey setup for a boutique, office, salon, or studio. The space features new sheetrock, flooring, and a half bath, all completed prior to listing. With a clean, modern interior and solid structure, this space allows you to start your business immediately without the time, cost, or hassle of a full renovation.

Key facts

• Half bath
• New flooring
• Turnkey setup

Tags

• FULLY FINISHED
• TURNKEY SETUP
• NEW SHEETROCK
• NEW FLOORING
• HALF BATH
• CLEAN MODERN INTERIOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.1% in Manchester — 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 55/100 on livability (#525 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Meriwether County (rural): math 18% / reading 22% proficiency, ranked #144 of 174 in GA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 180 units permitted in Meriwether County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Meriwether County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $80k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $110k implies a 455% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $177,905
• List price: $110,000
• Delta: -38.17%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
382 Anita Dr	0.36mi	3/2.0 (+1)	1,344 (-5%)	13mo	$190,000	$141	55
3231 Judson Bulloch Rd	0.23mi	3/2.0 (+1)	1,297 (-8%)	22mo	$225,000	$173	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.17×
• Total profit: $66,856
• Equity at exit: $99,097

10-year hold

• IRR: 23.9%
• Equity multiple: 7.22×
• Total profit: $191,463
• Equity at exit: $213,706

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 31816

• Home prices YoY: 8.7%
• Active inventory: 47
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $109

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 85%

Sensitivity live

Price	-10% $185	-5% $147	+0% $109	+5% $71	+10% $33
Rent	-10% $22	-5% $65	+0% $109	+5% $152	+10% $196
Rate	-1.0pp $164	-0.5pp $137	base $109	+0.5pp $80	+1.0pp $51

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Chapel Hill Rd Manchester, GA	3.0	2.0	1200	$1,100	$0.92	14d	1	1.26mi

Listing history 37 events

1. 2026-06-21
   days on market $110,000 Active 184 DOM
2. 2026-06-19
   days on market $110,000 Active 182 DOM
3. 2026-06-18
   days on market $110,000 Active 181 DOM
4. 2026-06-17
   days on market $110,000 Active 180 DOM
5. 2026-06-16
   days on market $110,000 Active 179 DOM
6. 2026-06-15
   days on market $110,000 Active 178 DOM
7. 2026-06-14
   days on market $110,000 Active 176 DOM
8. 2026-06-12
   days on market $110,000 Active 175 DOM
9. 2026-06-09
   days on market $110,000 Active 172 DOM
10. 2026-06-08
    days on market $110,000 Active 171 DOM
11. 2026-06-07
    days on market $110,000 Active 170 DOM
12. 2026-06-05
    days on market $110,000 Active 167 DOM
13. 2026-06-03
    days on market $110,000 Active 166 DOM
14. 2026-06-02
    days on market $110,000 Active 165 DOM
15. 2026-06-01
    days on market $110,000 Active 164 DOM
16. 2026-05-31
    days on market $110,000 Active 163 DOM
17. 2026-05-30
    days on market $110,000 Active 162 DOM
18. 2026-04-04
    price $110,000 381-char remark

    Show marketing remark (381 chars)

    The commercial space is fully finished and move-in ready, offering a turnkey setup for a boutique, office, salon, or studio. The space features new sheetrock, flooring, and a half bath, all completed prior to listing. With a clean, modern interior and solid structure, this space allows you to start your business immediately without the time, cost, or hassle of a full renovation.

19. 2026-04-04
    price $110,000 381-char remark

    Show marketing remark (381 chars)

    The commercial space is fully finished and move-in ready, offering a turnkey setup for a boutique, office, salon, or studio. The space features new sheetrock, flooring, and a half bath, all completed prior to listing. With a clean, modern interior and solid structure, this space allows you to start your business immediately without the time, cost, or hassle of a full renovation.

20. 2026-04-04
    price $110,000

    Show marketing remark (381 chars)

    The commercial space is fully finished and move-in ready, offering a turnkey setup for a boutique, office, salon, or studio. The space features new sheetrock, flooring, and a half bath, all completed prior to listing. With a clean, modern interior and solid structure, this space allows you to start your business immediately without the time, cost, or hassle of a full renovation.

21. 2026-01-23
    price $150,000

    Show marketing remark (381 chars)

    The commercial space is fully finished and move-in ready, offering a turnkey setup for a boutique, office, salon, or studio. The space features new sheetrock, flooring, and a half bath, all completed prior to listing. With a clean, modern interior and solid structure, this space allows you to start your business immediately without the time, cost, or hassle of a full renovation.

22. 2026-01-23
    price $150,000 381-char remark

    Show marketing remark (381 chars)

    The commercial space is fully finished and move-in ready, offering a turnkey setup for a boutique, office, salon, or studio. The space features new sheetrock, flooring, and a half bath, all completed prior to listing. With a clean, modern interior and solid structure, this space allows you to start your business immediately without the time, cost, or hassle of a full renovation.

23. 2026-01-23
    price $150,000 381-char remark

    Show marketing remark (381 chars)

    The commercial space is fully finished and move-in ready, offering a turnkey setup for a boutique, office, salon, or studio. The space features new sheetrock, flooring, and a half bath, all completed prior to listing. With a clean, modern interior and solid structure, this space allows you to start your business immediately without the time, cost, or hassle of a full renovation.

24. 2026-01-19
    price $165,000 381-char remark

    Show marketing remark (381 chars)

    The commercial space is fully finished and move-in ready, offering a turnkey setup for a boutique, office, salon, or studio. The space features new sheetrock, flooring, and a half bath, all completed prior to listing. With a clean, modern interior and solid structure, this space allows you to start your business immediately without the time, cost, or hassle of a full renovation.

25. 2026-01-19
    price $165,000 381-char remark

    Show marketing remark (381 chars)

    The commercial space is fully finished and move-in ready, offering a turnkey setup for a boutique, office, salon, or studio. The space features new sheetrock, flooring, and a half bath, all completed prior to listing. With a clean, modern interior and solid structure, this space allows you to start your business immediately without the time, cost, or hassle of a full renovation.

26. 2026-01-19
    price $165,000

    Show marketing remark (381 chars)

    The commercial space is fully finished and move-in ready, offering a turnkey setup for a boutique, office, salon, or studio. The space features new sheetrock, flooring, and a half bath, all completed prior to listing. With a clean, modern interior and solid structure, this space allows you to start your business immediately without the time, cost, or hassle of a full renovation.

27. 2026-01-06
    price $175,000 381-char remark

    Show marketing remark (381 chars)

    The commercial space is fully finished and move-in ready, offering a turnkey setup for a boutique, office, salon, or studio. The space features new sheetrock, flooring, and a half bath, all completed prior to listing. With a clean, modern interior and solid structure, this space allows you to start your business immediately without the time, cost, or hassle of a full renovation.

28. 2026-01-06
    price $175,000 381-char remark

    Show marketing remark (381 chars)

    The commercial space is fully finished and move-in ready, offering a turnkey setup for a boutique, office, salon, or studio. The space features new sheetrock, flooring, and a half bath, all completed prior to listing. With a clean, modern interior and solid structure, this space allows you to start your business immediately without the time, cost, or hassle of a full renovation.

29. 2026-01-06
    price $175,000

    Show marketing remark (381 chars)

    The commercial space is fully finished and move-in ready, offering a turnkey setup for a boutique, office, salon, or studio. The space features new sheetrock, flooring, and a half bath, all completed prior to listing. With a clean, modern interior and solid structure, this space allows you to start your business immediately without the time, cost, or hassle of a full renovation.

30. 2025-12-19
    listed $190,000 Active 381-char remark

    Show marketing remark (381 chars)

    The commercial space is fully finished and move-in ready, offering a turnkey setup for a boutique, office, salon, or studio. The space features new sheetrock, flooring, and a half bath, all completed prior to listing. With a clean, modern interior and solid structure, this space allows you to start your business immediately without the time, cost, or hassle of a full renovation.

31. 2025-12-18
    listed $190,000 Active 381-char remark

    Show marketing remark (381 chars)

    The commercial space is fully finished and move-in ready, offering a turnkey setup for a boutique, office, salon, or studio. The space features new sheetrock, flooring, and a half bath, all completed prior to listing. With a clean, modern interior and solid structure, this space allows you to start your business immediately without the time, cost, or hassle of a full renovation.

32. 2025-12-08
    listed $190,000 New
33. 2015-09-02
    price $19,816
34. 2015-03-30
    soldstatus $19,816 Sold
35. 2015-03-27
    status Under Contract
36. 2015-03-27
    price $49,900
37. 2014-11-05
    listed $49,900 New

ⓘ 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: $13,200
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,200
• Taxable loss: −$474
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $1,419/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: Meriwether County
• NCES district ID: 1303630
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $36,287
• Composite: 16.59/100
• National rank: #9175
• State rank: #144 of 174 in GA

Livability — Manchester

• Score: 55/100
• State rank: #525
• US rank: #23555

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,872

Population outlook (Meriwether County) Hauer SSP2

• Today (2025): 19,554 people
• By 2030: 18,482 · -5.5%
• By 2040: 16,204 · -17.1%
• By 2050: 14,030 · -28.2%
• By 2075: 9,539 · -51.2%
• By 2100: 6,136 · -68.6%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 49% White 48% Two or more races 2%
• Common ancestry: Portuguese 1% Italian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Meriwether

• 2024 margin: Strong R (+25.5) · D 37.1% · R 62.6%
• 2008→2024 swing: -20.0pp toward R · 2008: -5.4pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+20.6 2016: R+15.4 2012: R+5.7 2008: R+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.75%
• Current HPI: 298.3716
• Rent YoY: —
• Metro: —
• 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

+120.4% since first listed

20 events — show timeline

• 2026-04-04 Price Changed $110,000 EABOR
• 2026-04-04 Price Changed $110,000 CBOR
• 2026-04-04 Price Changed $110,000 GAMLS
• 2026-01-23 Price Changed $150,000 GAMLS
• 2026-01-23 Price Changed $150,000 EABOR
• 2026-01-23 Price Changed $150,000 CBOR
• 2026-01-19 Price Changed $165,000 EABOR
• 2026-01-19 Price Changed $165,000 CBOR
• 2026-01-19 Price Changed $165,000 GAMLS
• 2026-01-06 Price Changed $175,000 EABOR
• 2026-01-06 Price Changed $175,000 CBOR
• 2026-01-06 Price Changed $175,000 GAMLS
• 2025-12-19 Listed $190,000 EABOR
• 2025-12-18 Listed $190,000 CBOR
• 2025-12-08 Listed $190,000 GAMLS
• 2015-09-02 Price Changed $19,816 GAMLS
• 2015-03-30 Sold (MLS) $19,816 GAMLS
• 2015-03-27 Pending — GAMLS
• 2015-03-27 Price Changed $49,900 GAMLS
• 2014-11-05 Listed $49,900 GAMLS