252 Lakeview Dr · Locust Grove, GA 30248

$215,000

3 bd · 2.0 ba · 1,300 sqft · Manufactured public records · 88 Days on market

Built 1985 0.53 ac lot

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Why this score? — see what drove the D 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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.1/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lake Front in Locust Grove! This backyard is what people go on vacation to find. Enjoy the view of the water and passing ducks. This time of year many mornings you'll see a gentle fog lift off the lake. Great way to enjoy your morning coffee or afternoon cookout. The back porch is so large you could set up a cornhole game out of the rain. The detached garage/shop is great for hobby shop and storage. Going inside you appreciate all the freshly painted walls and ceilings. New LVP flooring throughout. The split-bedroom plan is perfect for roommates or extended/large families. With both a living room and a den, gives you room to watch the game in the den while others enjoy a visit away from the TV in the living room. The roof is about 10 years old, HVAC is around 4 years old. The kitchen has all the appliances and lots of cabinets. All this on over half acre lot with over 150 Feet of WaterFront.

Key facts

• Lake front
• Backyard
• Back porch

Tags

• LAKE FRONT
• BACKYARD
• BACK PORCH
• DETACHED GARAGE
• NEW VINYL FLOORING
• FRESHLY PAINTED CABINETS

Property features AI

Finance

• Other: Resale property; Outbuilding and workshop present; Lot is private (approximately 0.53 acre)
• HOA & community: No homeowners association

Exterior

• Parking: No designated parking indicated
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Manufactured single-family residence; One level
• Construction: Built in 1985; Aluminum and vinyl siding; Composition roof; Block and pier/pillar foundation
• Exterior features: Lakefront property with 150' waterfront; Dock rights and lake privileges; Water feature; Deck and porch; Fenced backyard

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Split bedroom plan; Family room; Separate dining room; Mud room / laundry area
• Laundry & utility: Mud room laundry area; Outbuilding / workshop on property

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $47 ($565/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 $196k (8.9% below list).
• Recommended offer: $196k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.1% in Locust Grove — 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.

Location & tenants

• Location reads 62/100 on livability (#315 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Locust Grove Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 568 students, 62% FRL); Locust Grove Middle (math 30% / reading 35%, grade F, #221 of 470 statewide, top 48%, 1,103 students, 51% FRL); Locust Grove High (math 7% / reading 33%, grade F, #232 of 424 statewide, top 56%, 1,637 students, 41% FRL).
• Market conditions: Rents rising (+2.2%/yr); 499 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $195,900 (8.9% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.91% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-33,442
• Equity at exit: $32,057

10-year hold

• IRR: -8.8%
• Equity multiple: 0.47×
• Total profit: $-31,726
• Equity at exit: $18,589

Cash invested: $60,200 (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 30248

• Home prices YoY: -21.0%
• Rents YoY: 2.2%
• Active inventory: 499
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,959 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$283 /mo · $3,401/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $47

Break-even live

Break-even rent $1,899

Max offer price $215,000

Occupancy floor 93%

Sensitivity live

Price	-10% $169	-5% $108	+0% $47	+5% $-14	+10% $-75
Rent	-10% $-108	-5% $-30	+0% $47	+5% $124	+10% $202
Rate	-1.0pp $155	-0.5pp $102	base $47	+0.5pp $-9	+1.0pp $-65

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
329 Kellys Walk Locust Grove, GA	3.0	2.0	1550	$1,769	$1.14	4d	1	0.13mi
308 Kellys Walk Locust Grove, GA	3.0	2.0	1319	$1,810	$1.37	1d	1	0.16mi
125 Waters Edge Dr Locust Grove, GA	3.0	2.0	1320	$1,825	$1.38	26d	1	0.26mi
2237 Ross Ln Locust Grove, GA	3.0	2.0	1530	$1,800	$1.18	14d	1	0.38mi
163 Brentwood Ln Locust Grove, GA	4.0	3.0	1602	$1,650	$1.03	45d	1	0.44mi
384 Jasmine Dr Locust Grove, GA	3.0	2.5	1719	$1,880	$1.09	45d	1	0.65mi
239 Kings Cv Locust Grove, GA	3.0	2.0	1479	$1,570	$1.06	14d	1	0.67mi
1221 Browns Country Ln Locust Grove, GA	3.0	2.0	1379	$1,759	$1.28	45d	1	0.72mi
206 Nadia Ct Locust Grove, GA	3.0	2.0	1557	$1,785	$1.15	26d	1	0.94mi
1320 Elmstead Pl Locust Grove, GA	3.0–5.0	2.0–3.0	2245	$2,220	$0.99	0d	1	1.23mi

Listing history 35 events

1. 2026-06-21
   days on market $215,000 Active 88 DOM
2. 2026-06-18
   days on market $215,000 Active 85 DOM
3. 2026-06-17
   days on market $215,000 Active 84 DOM
4. 2026-06-16
   days on market $215,000 Active 83 DOM
5. 2026-06-15
   days on market $215,000 Active 82 DOM
6. 2026-06-13
   days on market $215,000 Active 80 DOM
7. 2026-06-09
   statusdays on market $215,000 Active 76 DOM
8. 2026-06-08
   days on market $215,000 Price Change 75 DOM
9. 2026-06-07
   pricestatusdays on market $215,000 Price Change 74 DOM
10. 2026-06-04
    days on market $220,000 Active 71 DOM
11. 2026-06-03
    days on market $220,000 Active 70 DOM
12. 2026-06-02
    days on market $220,000 Active 69 DOM
13. 2026-06-01
    days on market $220,000 Active 68 DOM
14. 2026-05-31
    days on market $220,000 Active 67 DOM
15. 2026-05-23
    status Back On Market
16. 2026-04-20
    status Under Contract
17. 2026-03-30
    price $220,000
18. 2026-03-11
    price $225,000
19. 2026-02-21
    listed $230,000 New
20. 2024-04-02
    soldstatus $200,000
21. 2024-03-28
    soldstatus $200,000 Sold 904-char remark

    Show marketing remark (904 chars)

    Lake Front in Locust Grove! This backyard is what people go on vacation to find. Enjoy the view of the water and passing ducks. This time of year many mornings you'll see a gentle fog lift off the lake. Great way to enjoy your morning coffee or afternoon cookout. The back porch is so large you could set up a cornhole game out of the rain. The detached garage/shop is great for hobby shop and storage. Going inside you appreciate all the freshly painted walls and ceilings. New LVP flooring throughout. The split-bedroom plan is perfect for roommates or extended/large families. With both a living room and a den, gives you room to watch the game in the den while others enjoy a visit away from the TV in the living room. The roof is about 10 years old, HVAC is around 4 years old. The kitchen has all the appliances and lots of cabinets. All this on over half acre lot with over 150 Feet of WaterFront.

22. 2024-03-06
    status Under Contract 904-char remark

    Show marketing remark (904 chars)

    Lake Front in Locust Grove! This backyard is what people go on vacation to find. Enjoy the view of the water and passing ducks. This time of year many mornings you'll see a gentle fog lift off the lake. Great way to enjoy your morning coffee or afternoon cookout. The back porch is so large you could set up a cornhole game out of the rain. The detached garage/shop is great for hobby shop and storage. Going inside you appreciate all the freshly painted walls and ceilings. New LVP flooring throughout. The split-bedroom plan is perfect for roommates or extended/large families. With both a living room and a den, gives you room to watch the game in the den while others enjoy a visit away from the TV in the living room. The roof is about 10 years old, HVAC is around 4 years old. The kitchen has all the appliances and lots of cabinets. All this on over half acre lot with over 150 Feet of WaterFront.

23. 2024-02-27
    price $209,900 904-char remark

    Show marketing remark (904 chars)

    Lake Front in Locust Grove! This backyard is what people go on vacation to find. Enjoy the view of the water and passing ducks. This time of year many mornings you'll see a gentle fog lift off the lake. Great way to enjoy your morning coffee or afternoon cookout. The back porch is so large you could set up a cornhole game out of the rain. The detached garage/shop is great for hobby shop and storage. Going inside you appreciate all the freshly painted walls and ceilings. New LVP flooring throughout. The split-bedroom plan is perfect for roommates or extended/large families. With both a living room and a den, gives you room to watch the game in the den while others enjoy a visit away from the TV in the living room. The roof is about 10 years old, HVAC is around 4 years old. The kitchen has all the appliances and lots of cabinets. All this on over half acre lot with over 150 Feet of WaterFront.

24. 2024-02-03
    listed $225,000 New 904-char remark

    Show marketing remark (904 chars)

    Lake Front in Locust Grove! This backyard is what people go on vacation to find. Enjoy the view of the water and passing ducks. This time of year many mornings you'll see a gentle fog lift off the lake. Great way to enjoy your morning coffee or afternoon cookout. The back porch is so large you could set up a cornhole game out of the rain. The detached garage/shop is great for hobby shop and storage. Going inside you appreciate all the freshly painted walls and ceilings. New LVP flooring throughout. The split-bedroom plan is perfect for roommates or extended/large families. With both a living room and a den, gives you room to watch the game in the den while others enjoy a visit away from the TV in the living room. The roof is about 10 years old, HVAC is around 4 years old. The kitchen has all the appliances and lots of cabinets. All this on over half acre lot with over 150 Feet of WaterFront.

25. 2021-02-24
    soldstatus $115,000 Sold 858-char remark

    Show marketing remark (858 chars)

    Welcome home to this 3 bedroom/2 bath modular home with a SPECTACULAR backyard. This home features a split bedroom floor plan, kitchen with lots of cabinets for storage, refrigerator, oven/range, dishwasher, two pantries, built in bookcases, large laundry/mudroom and a huge deck that has the most amazing view of the lake. You will be surrounded by flowers, a picnic area with firepit, an adorable bridge that has it's own little island, dock and lots of ducks passing by to entertain you as you enjoy the sunset. This home has an HVAC system that was installed 1 year ago and roof approximately 7 yrs ago. The detached garage is large enough for a mowers, small car, workshop and plenty of extra storage. Don't miss out on this perfect little gem in Locust Grove located close to shopping, schools, restaurants, and 75. Home is estate owned and sold as is.

26. 2021-02-24
    soldstatus $115,000

    Show marketing remark (858 chars)

    Welcome home to this 3 bedroom/2 bath modular home with a SPECTACULAR backyard. This home features a split bedroom floor plan, kitchen with lots of cabinets for storage, refrigerator, oven/range, dishwasher, two pantries, built in bookcases, large laundry/mudroom and a huge deck that has the most amazing view of the lake. You will be surrounded by flowers, a picnic area with firepit, an adorable bridge that has it's own little island, dock and lots of ducks passing by to entertain you as you enjoy the sunset. This home has an HVAC system that was installed 1 year ago and roof approximately 7 yrs ago. The detached garage is large enough for a mowers, small car, workshop and plenty of extra storage. Don't miss out on this perfect little gem in Locust Grove located close to shopping, schools, restaurants, and 75. Home is estate owned and sold as is.

27. 2021-02-08
    status Under Contract 858-char remark

    Show marketing remark (858 chars)

    Welcome home to this 3 bedroom/2 bath modular home with a SPECTACULAR backyard. This home features a split bedroom floor plan, kitchen with lots of cabinets for storage, refrigerator, oven/range, dishwasher, two pantries, built in bookcases, large laundry/mudroom and a huge deck that has the most amazing view of the lake. You will be surrounded by flowers, a picnic area with firepit, an adorable bridge that has it's own little island, dock and lots of ducks passing by to entertain you as you enjoy the sunset. This home has an HVAC system that was installed 1 year ago and roof approximately 7 yrs ago. The detached garage is large enough for a mowers, small car, workshop and plenty of extra storage. Don't miss out on this perfect little gem in Locust Grove located close to shopping, schools, restaurants, and 75. Home is estate owned and sold as is.

28. 2021-02-04
    listed $115,000 New 858-char remark

    Show marketing remark (858 chars)

    Welcome home to this 3 bedroom/2 bath modular home with a SPECTACULAR backyard. This home features a split bedroom floor plan, kitchen with lots of cabinets for storage, refrigerator, oven/range, dishwasher, two pantries, built in bookcases, large laundry/mudroom and a huge deck that has the most amazing view of the lake. You will be surrounded by flowers, a picnic area with firepit, an adorable bridge that has it's own little island, dock and lots of ducks passing by to entertain you as you enjoy the sunset. This home has an HVAC system that was installed 1 year ago and roof approximately 7 yrs ago. The detached garage is large enough for a mowers, small car, workshop and plenty of extra storage. Don't miss out on this perfect little gem in Locust Grove located close to shopping, schools, restaurants, and 75. Home is estate owned and sold as is.

29. 2021-02-02
    historical
30. 2021-01-31
    status Back on Market
31. 2020-10-03
    status Under Contract
32. 2020-10-03
    status Back on Market
33. 2020-09-12
    status Under Contract
34. 2020-09-09
    listed $115,000 New
35. 1985-09-01
    soldstatus $17,000

ⓘ 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: $3,401 · $283/mo
• Projected year-2 tax: $3,401 · $283/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,508
• − Mortgage interest: −$12,043
• − Property taxes: −$3,401
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$6,255
• Taxable loss: −$3,027
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $1,292/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — Locust Grove

• Score: 62/100
• State rank: #315
• US rank: #17034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Locust Grove, GA
• County: Henry County · 316,359 people
• City population: 36,038
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 36,038
• Household income: $83,823
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 485.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 37% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Italian 2% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.09%
• Current HPI: 203.5358
• Rent YoY: ▲ 2.16%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• 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

+1194.1% since first listed

21 events — show timeline

• 2026-05-23 Relisted — GAMLS
• 2026-04-20 Pending — GAMLS
• 2026-03-30 Price Changed $220,000 GAMLS
• 2026-03-11 Price Changed $225,000 GAMLS
• 2026-02-21 Listed $230,000 GAMLS
• 2024-04-02 Sold (Public Records) $200,000 Public Records
• 2024-03-28 Sold (MLS) $200,000 GAMLS
• 2024-03-06 Pending — GAMLS
• 2024-02-27 Price Changed $209,900 GAMLS
• 2024-02-03 Listed $225,000 GAMLS
• 2021-02-24 Sold (Public Records) $115,000 Public Records
• 2021-02-24 Sold (MLS) $115,000 GAMLS
• 2021-02-08 Pending — GAMLS
• 2021-02-04 Listed $115,000 GAMLS
• 2021-02-02 Listing Removed — GAMLS
• 2021-01-31 Relisted — GAMLS
• 2020-10-03 Pending — GAMLS
• 2020-10-03 Relisted — GAMLS
• 2020-09-12 Pending — GAMLS
• 2020-09-09 Listed $115,000 GAMLS
• 1985-09-01 Sold (Public Records) $17,000 Public Records

Property tax history

+23.0%/yr

Latest (2025): $3,401 · +41.2% YoY. Source: county tax records.