5255 Virginia Ave · Cumming, GA 30041

$139,900

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 47 Days on market

Built 1972 0.30 ac lot $194/sqft · 43% below area Est $247k · 43% under ↓ 26% since listing

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.6/10.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in a high-demand Northeast Forsyth County #HeadEast location with strong upside potential. This 2BR/1BA property on private .3 Acre lot offers a functional layout with solid fundamentals, making it an ideal candidate for rental income or long-term hold. The home features a practical floor plan with defined living spaces, providing a strong foundation for value- add improvements. Kitchen and living areas offer the opportunity to update and increase market appeal, while existing layout supports efficient use of space for tenants or resale. Close to restaurants, shopping and easy access to GA 400. SOLD AS IS. NO SELLER'S DISCLOSURE. The seller never lived in the home. THIS PROPERTY IS A GEM INDEED! CASH ONLY

Key facts

• Close to restaurants
• Private .3 acre lot
• Functional layout

Tags

• PRIVATE .3 ACRE LOT
• FUNCTIONAL LAYOUT
• DEFINED LIVING SPACES
• VALUE ADD IMPROVEMENTS
• EFFICIENT USE OF SPACE
• CLOSE TO RESTAURANTS

Property features AI

Finance

• HOA & community: Community includes a lake

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Septic tank sewer; 110-volt electric service; Cable available; Electricity available; Water available
• Home design: Single wide mobile home; One level; Resale property; Shingle roof
• Construction: Aluminum siding; HardiPlank-type siding
• Exterior features: Private yard; Covered patio/porch; Deck; Front porch

Interior

• Kitchen: Cabinets and solid surface counters; Open view to family room; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the main level; Master bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom (main level); Master bathroom with other features
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Aluminum-framed windows; No shared/common walls; Crawl space basement
• Laundry & utility: Laundry area located on the main level in a bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 2.8% in Cumming — 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 76/100 on livability (#29 in GA, #3,797 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A, housing A; Watch: employment C-, amenities D-, commute F.
• Forsyth County (suburban): math 62% / reading 62% proficiency, ranked #5 of 174 in GA (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Little Mill Middle School (math 39% / reading 47%, grade D-, #116 of 470 statewide, top 26%, 915 students, 29% FRL); East Forsyth High School (1,453 students, 24% FRL).
• Zoned-school proficiency averages 43% at this address vs 62% district-wide (-19 pts) — the specific schools serving this property underperform the Forsyth County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 809 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 2,525 units permitted in Forsyth County in 2024 (810 in 5+ unit buildings).
• This rent is only 13% of the median local income ($153k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Forsyth County population projected at +71% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.16% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (median comp): $247,402
• List price: $139,900
• Delta: -43.45%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,217
• Equity at exit: $20,860

10-year hold

• IRR: 9.5%
• Equity multiple: 1.68×
• Total profit: $26,656
• Equity at exit: $12,096

Cash invested: $39,172 (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 30041

• Home prices YoY: -22.5%
• Rents YoY: 1.3%
• Active inventory: 809
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $434

Break-even live

Break-even rent $1,073

Max offer price $139,900

Occupancy floor 68%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5930 Shadewater Dr Unit 1 Cumming, GA	1.0	1.0	380	$1,200	$3.16	44d	1	1.42mi

Listing history 19 events

1. 2026-06-18
   days on market $139,900 Active 47 DOM
2. 2026-06-17
   days on market $139,900 Active 46 DOM
3. 2026-06-16
   days on market $139,900 Active 45 DOM
4. 2026-06-15
   days on market $139,900 Active 44 DOM
5. 2026-06-13
   days on market $139,900 Active 42 DOM
6. 2026-06-13
   pricedays on market $139,900 Active 41 DOM
7. 2026-06-09
   days on market $140,000 Active 38 DOM
8. 2026-06-08
   days on market $140,000 Active 37 DOM
9. 2026-06-07
   days on market $140,000 Active 36 DOM
10. 2026-06-04
    days on market $140,000 Active 33 DOM
11. 2026-06-03
    days on market $140,000 Active 32 DOM
12. 2026-06-02
    days on market $140,000 Active 31 DOM
13. 2026-06-01
    days on market $140,000 Active 30 DOM
14. 2026-05-31
    days on market $140,000 Active 29 DOM
15. 2026-05-02
    listed $150,000 New 736-char remark

    Show marketing remark (736 chars)

    Investor opportunity in a high-demand Northeast Forsyth County #HeadEast location with strong upside potential. This 2BR/1BA property on private .3 Acre lot offers a functional layout with solid fundamentals, making it an ideal candidate for rental income or long-term hold. The home features a practical floor plan with defined living spaces, providing a strong foundation for value- add improvements. Kitchen and living areas offer the opportunity to update and increase market appeal, while existing layout supports efficient use of space for tenants or resale. Close to restaurants, shopping and easy access to GA 400. SOLD AS IS. NO SELLER'S DISCLOSURE. The seller never lived in the home. THIS PROPERTY IS A GEM INDEED! CASH ONLY

16. 2026-05-02
    listed $150,000 Active 736-char remark

    Show marketing remark (736 chars)

    Investor opportunity in a high-demand Northeast Forsyth County #HeadEast location with strong upside potential. This 2BR/1BA property on private .3 Acre lot offers a functional layout with solid fundamentals, making it an ideal candidate for rental income or long-term hold. The home features a practical floor plan with defined living spaces, providing a strong foundation for value- add improvements. Kitchen and living areas offer the opportunity to update and increase market appeal, while existing layout supports efficient use of space for tenants or resale. Close to restaurants, shopping and easy access to GA 400. SOLD AS IS. NO SELLER'S DISCLOSURE. The seller never lived in the home. THIS PROPERTY IS A GEM INDEED! CASH ONLY

17. 2024-09-04
    historical
18. 2024-07-24
    price $185,000
19. 2024-05-17
    listed $190,000 New

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $1,287 · $107/mo
• Expected delta: +$616/yr (+$51/mo · 91.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,466
• − Mortgage interest: −$7,837
• − Property taxes: −$672
• − Insurance: −$700
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$4,070
• Taxable income: $3,074
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $4,466/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: Forsyth County
• NCES district ID: 1302220
• Math proficiency: 62% ▼ -13.00%
• Reading proficiency: 62% ▼ -11.00%
• Median HH income: $89,763
• Composite: 56.54/100
• National rank: #1151
• State rank: #5 of 174 in GA

Livability — Cumming

• Score: 76/100
• State rank: #29
• US rank: #3797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Forsyth County · 198,629 people
• City population: 198,629
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 77,664
• Household income: $152,564
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 796.0

Population outlook (Forsyth County) Hauer SSP2

• Today (2025): 294,519 people
• By 2030: 336,546 · +14.3%
• By 2040: 421,220 · +43.0%
• By 2050: 502,754 · +70.7%
• By 2075: 683,179 · +132.0%
• By 2100: 792,174 · +169.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Asian 23% Hispanic / Latino 8% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Asian/Pacific 9% Other Indo-European 7% Spanish 6%

Political lean MEDSL · Forsyth

• 2024 margin: Solid R (+33.1) · D 32.9% · R 66.0% · Other 1.1%
• 2008→2024 swing: +24.9pp toward D · 2008: -58.0pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+33.2 2016: R+47.7 2012: R+62.9 2008: R+58.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.19%
• Current HPI: 272.1758
• Rent YoY: ▲ 1.33%
• 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

-26.4% since first listed

9 events — show timeline

• 2026-06-12 Price Changed $139,900 GAMLS
• 2026-06-12 Price Changed $139,900 FMLS
• 2026-05-27 Price Changed $140,000 GAMLS
• 2026-05-27 Price Changed $140,000 FMLS
• 2026-05-02 Listed $150,000 FMLS
• 2026-05-02 Listed $150,000 GAMLS
• 2024-09-04 Listing Removed — GAMLS
• 2024-07-24 Price Changed $185,000 GAMLS
• 2024-05-17 Listed $190,000 GAMLS

Property tax history

+7.7%/yr

Latest (2025): $672 · +153.7% YoY. Source: county tax records.