3301 Dixon Rd

Roberta, GA 31078

$37,440B

3 bd · 2.0 ba · 1,176 sqft · Built 1974 · Manufactured · Active · 21 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,111/mo
• Mortgage (P&I): −$196
• Tax + insurance: −$54
• HOA: −$0
• Vac / Maint / Mgmt: −$233
• Net cashflow: $627/mo
• Annual: $7,526/yr
• Cap rate: 26.40%
• Cash-on-cash: 71.80%
• DSCR: 4.19
• 1% rule: 2.97%
• Cash to close: $10,483

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $37k.
• 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).
• It's been on market 21 days — a 2% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $37k (1.5% below list) — sets the bar for market timing.
• In year one you build about $671 of equity ($259 loan paydown + $412 appreciation (1.1% local appreciation)).
• 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).
• 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.
• 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.

Questions for listing agent

• Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.