218 Bradford Dr · Byron, GA 31008

$112,000

3 bd · 2.0 ba · 1,512 sqft · Other public records · 15 Days on market

Built 1996

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a three bedroom, two bath manufactured home with a split floor plan. Very spacious kitchen with dining area and very large open flex space and front room. Home sits on 0.46 acres of land. Very large backyard is fenced. Plenty of space to store an RV or build a large shop. Lots of trees. Bradford subdivision. Byron address. Houston County taxes only. This trailer sits on its own property. It & acirc; & euro; & trade; s permanently affixed to the land. Trailer title is retired and canceled to the Land. This is a Land/Home package. You are purchasing a home permanently affixed to the land. No lot rent. No HOA fees. Home currently has tenants who have been given notice of sa

Key facts

• Bradford subdivision
• Spacious kitchen
• Space to store rv

Tags

• SPACIOUS KITCHEN
• LARGE OPEN FLEX SPACE
• FENCED BACKYARD
• SPACE TO STORE RV
• BRADFORD SUBDIVISION
• PERMANENTLY AFFIXED TO LAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $112k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $110k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 4.0% in Byron — 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 68/100 on livability (#137 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, employment D, amenities F.
• Houston County (urban): math 43% / reading 46% proficiency, ranked #23 of 174 in GA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 205 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Houston County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $112k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,320 (1.5% below list)

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. 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.
3. 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.
4. 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: 1.44% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.39%
• DSCR: 2.00
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.2%
• Equity multiple: 1.61×
• Total profit: $19,092
• Equity at exit: $16,700

10-year hold

• IRR: 23.8%
• Equity multiple: 3.06×
• Total profit: $64,501
• Equity at exit: $9,684

Cash invested: $31,360 (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 31008

• Home prices YoY: -18.1%
• Active inventory: 205
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$587
• Tax from tax record: −$54 /mo · $651/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $585

Break-even live

Break-even rent $871

Max offer price $112,000

Occupancy floor 59%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Brighton Dr Byron, GA	3.0	2.0	1782	$1,400	$0.79	21d	1	0.04mi
111 Brighton Dr Byron, GA	3.0	2.0	1782	$1,500	$0.84	43d	1	0.04mi
302 Timberwind Dr Byron, GA	3.0	2.0	1449	$1,500	$1.04	13d	1	0.61mi
307 Timberwind Dr Byron, GA	3.0	2.5	1908	$1,850	$0.97	13d	1	0.61mi
807 Citrona Dr Byron, GA	4.0	2.5	2164	$2,020	$0.93	21d	1	0.72mi
807 Citrona Dr Byron, GA	4.0	2.5	2164	$2,020	$0.93	43d	1	0.72mi
156 Amelia Dr Byron, GA	4.0	3.0	2200	$2,300	$1.05	13d	1	0.82mi
420 Madison Place Pkwy Byron, GA	3.0	2.0	1341	$2,000	$1.49	13d	1	0.96mi
110 Sea Oaks Ct Byron, GA	3.0	2.0	2055	$2,050	$1.00	43d	1	1.00mi
415 Covington Cv Byron, GA	4.0	2.0	1472	$1,820	$1.24	13d	1	1.08mi
104 Village Walk Centerville, GA	3.0	2.0	1887	$1,950	$1.03	43d	1	1.13mi
213 Merlot Dr Byron, GA	2.0	2.0	1632	$1,500	$0.92	43d	1	1.20mi
206 Beau Claire Cir Byron, GA	4.0	3.0	2145	$1,950	$0.91	43d	1	1.41mi
800 Gunn Rd Centerville, GA	1.0–3.0	1.0–2.0	1100	$1,715	$1.56	13d	2	1.44mi

Listing history 13 events

1. 2026-06-19
   days on market $112,000 Active 15 DOM
2. 2026-06-18
   days on market $112,000 Active 14 DOM
3. 2026-06-17
   days on market $112,000 Active 13 DOM
4. 2026-06-16
   days on market $112,000 Active 12 DOM
5. 2026-06-15
   days on market $112,000 Active 11 DOM
6. 2026-06-14
   days on market $112,000 Active 9 DOM
7. 2026-06-13
   days on market $112,000 Active 8 DOM
8. 2026-06-10
   days on market $112,000 Active 6 DOM
9. 2026-06-09
   days on market $112,000 Active 5 DOM
10. 2026-06-08
    days on market $112,000 Active 4 DOM
11. 2026-06-07
    days on market $112,000 Active 3 DOM
12. 2026-06-05
    remarks 687-char remark
13. 2026-06-05
    listed $112,000 Active 1 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: $651 · $54/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: +$379/yr (+$32/mo · 58.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,343
• − Mortgage interest: −$6,274
• − Property taxes: −$651
• − Insurance: −$560
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$3,258
• Taxable income: $5,505
• Est. tax owed @ 24.0%: −$1,321
• After-tax cash flow: $5,701/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: Houston County
• NCES district ID: 1302880
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $54,823
• Composite: 38.68/100
• National rank: #4144
• State rank: #23 of 174 in GA

Livability — Byron

• Score: 68/100
• State rank: #137
• US rank: #9318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,882

Population outlook (Houston County) Hauer SSP2

• Today (2025): 169,502 people
• By 2030: 178,486 · +5.3%
• By 2040: 194,642 · +14.8%
• By 2050: 207,119 · +22.2%
• By 2075: 231,480 · +36.6%
• By 2100: 235,034 · +38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Houston

• 2024 margin: R (+11.3) · D 44.0% · R 55.3%
• 2008→2024 swing: +8.9pp toward D · 2008: -20.2pp · 2024: -11.3pp
• All cycles: 2024: R+11.3 2020: R+12.4 2016: R+21.6 2012: R+20.7 2008: R+20.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.93%
• Current HPI: 208.0889
• 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

+135.8% since first listed

2 events — show timeline

• 2026-06-05 Listed $112,000 FSBO.com
• 2022-09-14 Sold (Public Records) $47,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $651 · +25.9% YoY. Source: county tax records.