392 Beulah Church · Glenwood, GA 30428

$79,900

4 bd · 2.0 ba · 2,432 sqft · Manufactured public records · 375 Days on market

Built 1998 1.33 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Nestled in the country, 4 bedrooms 2 bathrooms tucked away in Glenwood Ga This home includes a living room, sitting room with pre-fab fireplace, a bonus room that could serve as office or nursery. This home is sold as is where is. Home does need TLC. Call today for an appointment.

Key facts

• 1.33 acre lot
• Built 1998
• Listed 375 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#536 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Wheeler County (rural): math 31% / reading 29% proficiency, ranked #100 of 174 in GA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Wheeler County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 375 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $45k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $80k implies a 384% gain — meaningful room to come down on a strong offer.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 375 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.89% ✓
• Cap rate: 17.12%
• Cash-on-cash: 38.66%
• DSCR: 2.72
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.1%
• Equity multiple: 4.99×
• Total profit: $89,327
• Equity at exit: $71,914

10-year hold

• IRR: 47.6%
• Equity multiple: 11.14×
• Total profit: $226,890
• Equity at exit: $155,013

Cash invested: $22,372 (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 30428

• Home prices YoY: 4.7%
• Active inventory: 5
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,511 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$21 /mo · $252/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $721

Break-even live

Break-even rent $599

Max offer price $79,900

Occupancy floor 47%

Sensitivity live

Price	-10% $766	-5% $743	+0% $721	+5% $698	+10% $675
Rent	-10% $601	-5% $661	+0% $721	+5% $780	+10% $840
Rate	-1.0pp $761	-0.5pp $741	base $721	+0.5pp $700	+1.0pp $679

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $79,900 Active 375 DOM
2. 2026-06-17
   days on market $79,900 Active 374 DOM
3. 2026-06-16
   days on market $79,900 Active 373 DOM
4. 2026-06-15
   days on market $79,900 Active 372 DOM
5. 2026-06-14
   days on market $79,900 Active 370 DOM
6. 2026-06-13
   days on market $79,900 Active 369 DOM
7. 2026-06-10
   days on market $79,900 Active 367 DOM
8. 2026-06-09
   days on market $79,900 Active 366 DOM
9. 2026-06-08
   days on market $79,900 Active 365 DOM
10. 2026-06-07
    days on market $79,900 Active 364 DOM
11. 2026-06-03
    days on market $79,900 Active 360 DOM
12. 2026-06-02
    days on market $79,900 Active 359 DOM
13. 2026-06-01
    days on market $79,900 Active 358 DOM
14. 2026-05-31
    days on market $79,900 Active 357 DOM
15. 2026-05-30
    days on market $79,900 Active 356 DOM
16. 2026-02-15
    status Back On Market 281-char remark

    Show marketing remark (281 chars)

    Nestled in the country, 4 bedrooms 2 bathrooms tucked away in Glenwood Ga This home includes a living room, sitting room with pre-fab fireplace, a bonus room that could serve as office or nursery. This home is sold as is where is. Home does need TLC. Call today for an appointment.

17. 2026-02-12
    status Under Contract 281-char remark

    Show marketing remark (281 chars)

    Nestled in the country, 4 bedrooms 2 bathrooms tucked away in Glenwood Ga This home includes a living room, sitting room with pre-fab fireplace, a bonus room that could serve as office or nursery. This home is sold as is where is. Home does need TLC. Call today for an appointment.

18. 2026-01-30
    price $79,900 281-char remark

    Show marketing remark (281 chars)

    Nestled in the country, 4 bedrooms 2 bathrooms tucked away in Glenwood Ga This home includes a living room, sitting room with pre-fab fireplace, a bonus room that could serve as office or nursery. This home is sold as is where is. Home does need TLC. Call today for an appointment.

19. 2025-12-09
    price $99,900 281-char remark

    Show marketing remark (281 chars)

    Nestled in the country, 4 bedrooms 2 bathrooms tucked away in Glenwood Ga This home includes a living room, sitting room with pre-fab fireplace, a bonus room that could serve as office or nursery. This home is sold as is where is. Home does need TLC. Call today for an appointment.

20. 2025-06-26
    price $115,000 281-char remark

    Show marketing remark (281 chars)

    Nestled in the country, 4 bedrooms 2 bathrooms tucked away in Glenwood Ga This home includes a living room, sitting room with pre-fab fireplace, a bonus room that could serve as office or nursery. This home is sold as is where is. Home does need TLC. Call today for an appointment.

21. 2025-05-26
    listed $125,000 New 281-char remark

    Show marketing remark (281 chars)

    Nestled in the country, 4 bedrooms 2 bathrooms tucked away in Glenwood Ga This home includes a living room, sitting room with pre-fab fireplace, a bonus room that could serve as office or nursery. This home is sold as is where is. Home does need TLC. Call today for an appointment.

22. 2019-04-19
    soldstatus $16,500 286-char remark

    Show marketing remark (286 chars)

    * Property being sold in it's present "AS IS" condition. * * Great investment property just off HWY 19. This mobile home features four bedrooms and two bathrooms. Needs some TLC, but is a good investment for the price. Call agent today to schedule a showing. Bring Offers!!!

23. 2018-08-03
    listed $16,500 286-char remark

    Show marketing remark (286 chars)

    * Property being sold in it's present "AS IS" condition. * * Great investment property just off HWY 19. This mobile home features four bedrooms and two bathrooms. Needs some TLC, but is a good investment for the price. Call agent today to schedule a showing. Bring Offers!!!

ⓘ 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: $252 · $21/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$483/yr (+$40/mo · 191.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,136
• − Mortgage interest: −$4,476
• − Property taxes: −$252
• − Insurance: −$400
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$2,324
• Taxable income: $7,783
• Est. tax owed @ 24.0%: −$1,868
• After-tax cash flow: $6,780/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: Wheeler County
• NCES district ID: 1305640
• Math proficiency: 31% ▼ -2.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $30,253
• Composite: 24.33/100
• National rank: #7700
• State rank: #100 of 174 in GA

Livability — Glenwood

• Score: 54/100
• State rank: #536
• US rank: #23906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,941

Population outlook (Wheeler County) Hauer SSP2

• Today (2025): 8,085 people
• By 2030: 8,154 · +0.9%
• By 2040: 8,230 · +1.8%
• By 2050: 8,421 · +4.2%
• By 2075: 8,395 · +3.8%
• By 2100: 6,792 · -16.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 28% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 1%
• Foreign-born: 1%
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Wheeler

• 2024 margin: Solid R (+45.1) · D 27.3% · R 72.4%
• 2008→2024 swing: -17.3pp toward R · 2008: -27.8pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.1 2016: R+36.9 2012: R+27.5 2008: R+27.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.99%
• Current HPI: 221.2434
• 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

+384.2% since first listed

8 events — show timeline

• 2026-02-15 Relisted — GAMLS
• 2026-02-12 Pending — GAMLS
• 2026-01-30 Price Changed $79,900 GAMLS
• 2025-12-09 Price Changed $99,900 GAMLS
• 2025-06-26 Price Changed $115,000 GAMLS
• 2025-05-26 Listed $125,000 GAMLS
• 2019-04-19 Sold (MLS) $16,500 CGMLS
• 2018-08-03 Listed $16,500 CGMLS

Property tax history

-0.8%/yr

Latest (2025): $252 · -0.5% YoY. Source: county tax records.