139 Bell Acres Rd

Homer, GA 30558

$364,000D

4 bd · 3.0 ba · 3,040 sqft · Built 2004 · Manufactured · Active · 66 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,714/mo
• Mortgage (P&I): −$1,909
• Tax + insurance: −$266
• HOA: −$0
• Vac / Maint / Mgmt: −$360
• Net cashflow: $-821/mo
• Annual: $-9,851/yr
• Cap rate: 3.59%
• Cash-on-cash: -9.67%
• DSCR: 0.57
• 1% rule: 0.47%
• Cash to close: $101,920

Investor read

• This is a 4-bed/3.0-bath manufactured listed at $364k.
• At list price, monthly cash flow is $-821 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (39.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (52.9% below list).
• It's been on market 66 days — a 6% lower offer ($342k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $171k (52.9% below list) — sets the bar for 1% rule.
• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (10.0% local appreciation)).
• Location reads 67/100 on livability (#178 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Banks County (rural): math 29% / reading 37% proficiency, ranked #75 of 174 in GA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Banks County Primary School (706 students, 56% FRL); Banks County Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 641 students, 54% FRL); Banks County High School (math 2% / reading 27%, grade F, #297 of 424 statewide, top 74%, 857 students, 47% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 73 active listings in the ZIP; 102 units permitted in Banks County in 2024 (0 in 5+ unit buildings).
• Banks County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• Current owner paid $40k; list at $364k implies a 810% gain — meaningful room to come down on a strong offer.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 3.6% vs local median 2.3% in Homer — 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.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 66 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• 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.