235 Hollis Rd · Salem, GA 31097

$125,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 3 Days on market

Built 2002 5.00 ac lot

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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 +18.2/30.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

3 BEDROOM, 2 BATH MOBILE HOME SOLD AS IS, BUYER MUST PRE QUALIFY OR SHOW PROOF OF FUNDS, CALL FOR AVAILABILITY, ADDENDUM WITH ACCEPTED OFFER. THIS PROPERTY IS ELIGIBLE UNDER THE FREDDIE MAC FIRST LOOK INITIATIVE THROUGH 2/12/19.

Key facts

• Partially fenced
• Total electric
• Eat-in kitchen

Tags

• DOUBLE WIDE MOBILE HOME
• EAT-IN KITCHEN
• MINI SPLIT UNIT
• OUT BUILDINGS
• PARTIALLY FENCED
• TOTAL ELECTRIC

Property features AI

Finance

• Other: Property located in Yatesville, Upson County, GA
• Financial info: Listing price not included in output per instructions
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Security: No specific security features listed
• Utilities: Well water; Septic tank; Electricity available on property
• Home design: Single-family residence; One level; Resale property; Other structure type
• Construction: Built in 2002; Vinyl siding construction; Metal roof; Crawl space foundation
• Exterior features: Metal roof; Vinyl siding; Chain link fencing; Five-acre lot

Interior

• Kitchen: Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Electric heating; Ceiling fans; Window air conditioning units; Other heating and cooling features
• Interior features: Split bedroom plan; Den, office, and laundry room included; Crawl space basement
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $111k (11.5% below list).
• Recommended offer: $111k (11.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#505 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Thomaston-Upson County (rural): math 26% / reading 26% proficiency, ranked #123 of 174 in GA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Upson-Lee Middle School (math 22% / reading 32%, grade F, #271 of 470 statewide, top 60%, 927 students, 83% FRL); Upson-Lee High School (math 18% / reading 17%, grade F, #264 of 424 statewide, top 63%, 1,178 students, 70% FRL) — zoned schools average 77% FRL vs 60% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 active listings in the ZIP; 111 units permitted in Upson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($864 loan paydown + $10k appreciation (7.9% local appreciation)).
• Upson County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $24k; list at $125k implies a 421% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,576 (11.5% 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. 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?
3. Crime grade is F 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?
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: 0.88% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.64×
• Total profit: $57,470
• Equity at exit: $93,751

10-year hold

• IRR: 20.7%
• Equity multiple: 5.61×
• Total profit: $161,291
• Equity at exit: $184,948

Cash invested: $35,000 (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 31097

• Home prices YoY: 3.0%
• Active inventory: 10
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $113

Break-even live

Break-even rent $963

Max offer price $125,000

Occupancy floor 85%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-13
   statusdays on market $125,000 Under Contract 3 DOM
2. 2026-06-12
   remarks 492-char remark
3. 2026-06-12
   listed $125,000 New 2 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: $641 · $53/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$509/yr (+$42/mo · 79.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,269
• − Mortgage interest: −$7,002
• − Property taxes: −$641
• − Insurance: −$625
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$3,636
• Taxable loss: −$759
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $1,532/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: Thomaston-Upson County
• NCES district ID: 1305280
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $34,757
• Composite: 21.44/100
• National rank: #8338
• State rank: #123 of 174 in GA

Livability — Salem

• Score: 56/100
• State rank: #505
• US rank: #23070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,217

Population outlook (Upson County) Hauer SSP2

• Today (2025): 24,396 people
• By 2030: 23,158 · -5.1%
• By 2040: 20,522 · -15.9%
• By 2050: 17,828 · -26.9%
• By 2075: 12,216 · -49.9%
• By 2100: 7,779 · -68.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 9% Two or more races 6%
• Common ancestry: Slovak 5% Scottish 1% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Upson

• 2024 margin: Solid R (+39.7) · D 30.0% · R 69.7%
• 2008→2024 swing: -11.5pp toward R · 2008: -28.3pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+34.1 2016: R+35.0 2012: R+29.1 2008: R+28.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.86%
• Current HPI: 274.3167
• 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

+364.7% since first listed

4 events — show timeline

• 2026-06-05 Listed $125,000 GAMLS
• 2019-03-13 Sold (MLS) $24,000 GAMLS
• 2019-02-13 Pending — GAMLS
• 2019-01-22 Listed $26,900 GAMLS

Property tax history

-0.0%/yr

Latest (2025): $641 · +8.0% YoY. Source: county tax records.