3301 Dixon Rd · Roberta, GA 31078

$37,440

3 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 21 Days on market

Built 1974 1.18 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
• Appreciation +5.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Key facts

• 1.18 acre lot
• Built 1974
• Listed 20 days

Property features AI

Finance

• Other: Residential property type; Above-grade finished area reported (1,176)
• Financial info: No investor or rental income details provided
• HOA & community: Not in a subdivision

Exterior

• Parking: No parking provided
• Security: No security features listed
• Utilities: Private well water; Septic tank sewer
• Home design: Manufactured home (double wide); Single-level home; Pillar/post/pier foundation; Approximately 1.18-acre lot
• Construction: Double wide mobile home; 24 ft by 49 ft dimensions
• Exterior features: No notable exterior features listed; Shingle roof

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Not specified
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling; Space heater for heating
• Interior features: 5 total rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $37k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Recommended offer: $37k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#140 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Crawford County (rural): math 20% / reading 29% proficiency, ranked #127 of 174 in GA (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Crawford County Elementary (math 29% / reading 31%, grade F, #627 of 1,228 statewide, top 51%, 318 students, 70% FRL); Crawford County Middle School (math 14% / reading 31%, grade F, #327 of 470 statewide, top 70%, 389 students, 63% FRL); Crawford County High School (math 12% / reading 15%, grade F, #325 of 424 statewide, top 78%, 493 students, 60% FRL).
• Market conditions: 21 active listings in the ZIP; 43 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $671 of equity ($259 loan paydown + $412 appreciation (1.1% local appreciation)).
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $36,878 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.97% ✓
• Cap rate: 26.40%
• Cash-on-cash: 71.80%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.8%
• Equity multiple: 4.90×
• Total profit: $40,844
• Equity at exit: $12,979

10-year hold

• IRR: 75.7%
• Equity multiple: 10.00×
• Total profit: $94,312
• Equity at exit: $17,402

Cash invested: $10,483 (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 31078

• Home prices YoY: 0.9%
• Active inventory: 21
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$196
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $627

Break-even live

Break-even rent $317

Max offer price $37,440

Occupancy floor 39%

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: $9,360
• Closing costs: $1,123
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $37,440 Active 21 DOM
2. 2026-06-18
   days on market $37,440 Active 20 DOM
3. 2026-06-17
   days on market $37,440 Active 19 DOM
4. 2026-06-16
   days on market $37,440 Active 18 DOM
5. 2026-06-15
   days on market $37,440 Active 17 DOM
6. 2026-06-14
   days on market $37,440 Active 15 DOM
7. 2026-06-13
   days on market $37,440 Active 14 DOM
8. 2026-06-10
   days on market $37,440 Active 12 DOM
9. 2026-06-09
   days on market $37,440 Active 11 DOM
10. 2026-06-08
    days on market $37,440 Active 10 DOM
11. 2026-06-07
    days on market $37,440 Active 9 DOM
12. 2026-06-05
    days on market $37,440 Active 6 DOM
13. 2026-06-03
    days on market $37,440 Active 5 DOM
14. 2026-06-02
    days on market $37,440 Active 4 DOM
15. 2026-06-01
    days on market $37,440 Active 3 DOM
16. 2026-05-31
    days on market $37,440 Active 2 DOM
17. 2026-05-30
    listed $37,440 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: $460 · $38/mo
• Projected year-2 tax: $460 · $38/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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,328
• − Mortgage interest: −$2,097
• − Property taxes: −$460
• − Insurance: −$187
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$1,089
• Taxable income: $7,363
• Est. tax owed @ 24.0%: −$1,767
• After-tax cash flow: $5,759/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: Crawford County
• NCES district ID: 1301530
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $39,974
• Composite: 20.65/100
• National rank: #8539
• State rank: #127 of 174 in GA

Livability — Roberta

• Score: 68/100
• State rank: #140
• US rank: #9490

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

• Population (ZIP): 3,430

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 11,794 people
• By 2030: 11,347 · -3.8%
• By 2040: 10,328 · -12.4%
• By 2050: 9,256 · -21.5%
• By 2075: 7,817 · -33.7%
• By 2100: 7,039 · -40.3%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: White 49% Black 48% Two or more races 3%
• Common ancestry: Italian 1% Slovak 1%
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+49.8) · D 24.9% · R 74.8%
• 2008→2024 swing: -20.7pp toward R · 2008: -29.1pp · 2024: -49.8pp
• All cycles: 2024: R+49.8 2020: R+46.1 2016: R+42.9 2012: R+32.5 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.10%
• Current HPI: 123.3291
• 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

1 event — show timeline

• 2026-05-28 Listed $37,440 MGMLS

Property tax history

+2.0%/yr

Latest (2025): $460 · +1.8% YoY. Source: county tax records.