60 Booker Montgomery Rd · Salem, GA 31076

$70,000

3 bd · 1.0 ba · 2,349 sqft · Manufactured public records · 3 Days on market

Built 1996 5.00 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 +7.6/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

5 Acres with Mobile Home-Sold AS-IS in Reynolds, GA. Bring your vision to life! This 5-acre property in Taylor County offers endless potential with plenty of room to spread out. The manufactured home features 3 bedrooms / 2 baths (approx. 2,329 sq. ft.), plus an additional 700 sq. ft. attached space that functions like a mini apartment. The home is not currently livable and will require repairs or replacement, but the site already includes valuable improvements such as RV hookup, driveway, access to power, and well/septic. This property is a perfect opportunity for investors, do-it-yourself buyers, or anyone looking for affordable acreage with infrastructure already in place. With some work, the mobile home could be restored, or it could be removed to make way for new construction. Don't miss this chance to own acreage with improvements already in place. The property is priced to reflect its current condition - bring your ideas and make it your own!

Key facts

• Access to power
• Well/septic
• 5 acres

Tags

• 5 ACRES
• RV HOOKUP
• ACCESS TO POWER
• WELL/SEPTIC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 56/100 on livability (#505 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Taylor County (rural): math 18% / reading 21% proficiency, ranked #147 of 174 in GA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Taylor County Elementary (math 18% / reading 11%, grade F, #996 of 1,228 statewide, top 83%, 254 students, 97% FRL); Taylor County Middle School (math 20% / reading 30%, grade F, #291 of 470 statewide, top 64%, 277 students, 97% FRL); Taylor County High School (math 12% / reading 27%, grade F, #243 of 424 statewide, top 59%, 367 students, 97% FRL) — zoned schools average 97% FRL vs 72% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 11 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($484 loan paydown + $4k appreciation (5.3% local appreciation)).
• Taylor County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $70,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.83% ✓
• Cap rate: 15.86%
• Cash-on-cash: 34.16%
• DSCR: 2.52
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.4%
• Equity multiple: 3.69×
• Total profit: $52,753
• Equity at exit: $40,824

10-year hold

• IRR: 41.1%
• Equity multiple: 7.54×
• Total profit: $128,274
• Equity at exit: $71,431

Cash invested: $19,600 (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 31076

• Home prices YoY: 2.8%
• Active inventory: 20
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $558

Break-even live

Break-even rent $573

Max offer price $70,000

Occupancy floor 51%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-05
   soldstatus $60,000 Sold 963-char remark

   Show marketing remark (963 chars)

   5 Acres with Mobile Home-Sold AS-IS in Reynolds, GA. Bring your vision to life! This 5-acre property in Taylor County offers endless potential with plenty of room to spread out. The manufactured home features 3 bedrooms / 2 baths (approx. 2,329 sq. ft.), plus an additional 700 sq. ft. attached space that functions like a mini apartment. The home is not currently livable and will require repairs or replacement, but the site already includes valuable improvements such as RV hookup, driveway, access to power, and well/septic. This property is a perfect opportunity for investors, do-it-yourself buyers, or anyone looking for affordable acreage with infrastructure already in place. With some work, the mobile home could be restored, or it could be removed to make way for new construction. Don't miss this chance to own acreage with improvements already in place. The property is priced to reflect its current condition - bring your ideas and make it your own!

2. 2026-02-09
   soldstatus $60,000
3. 2025-08-31
   status Pending

   Show marketing remark (963 chars)

   5 Acres with Mobile Home-Sold AS-IS in Reynolds, GA. Bring your vision to life! This 5-acre property in Taylor County offers endless potential with plenty of room to spread out. The manufactured home features 3 bedrooms / 2 baths (approx. 2,329 sq. ft.), plus an additional 700 sq. ft. attached space that functions like a mini apartment. The home is not currently livable and will require repairs or replacement, but the site already includes valuable improvements such as RV hookup, driveway, access to power, and well/septic. This property is a perfect opportunity for investors, do-it-yourself buyers, or anyone looking for affordable acreage with infrastructure already in place. With some work, the mobile home could be restored, or it could be removed to make way for new construction. Don't miss this chance to own acreage with improvements already in place. The property is priced to reflect its current condition - bring your ideas and make it your own!

4. 2025-08-31
   status Under Contract 963-char remark

   Show marketing remark (963 chars)

   5 Acres with Mobile Home-Sold AS-IS in Reynolds, GA. Bring your vision to life! This 5-acre property in Taylor County offers endless potential with plenty of room to spread out. The manufactured home features 3 bedrooms / 2 baths (approx. 2,329 sq. ft.), plus an additional 700 sq. ft. attached space that functions like a mini apartment. The home is not currently livable and will require repairs or replacement, but the site already includes valuable improvements such as RV hookup, driveway, access to power, and well/septic. This property is a perfect opportunity for investors, do-it-yourself buyers, or anyone looking for affordable acreage with infrastructure already in place. With some work, the mobile home could be restored, or it could be removed to make way for new construction. Don't miss this chance to own acreage with improvements already in place. The property is priced to reflect its current condition - bring your ideas and make it your own!

5. 2025-08-28
   listed $70,000 Active
6. 2025-08-26
   listed $70,000 New 963-char remark

   Show marketing remark (963 chars)

   5 Acres with Mobile Home-Sold AS-IS in Reynolds, GA. Bring your vision to life! This 5-acre property in Taylor County offers endless potential with plenty of room to spread out. The manufactured home features 3 bedrooms / 2 baths (approx. 2,329 sq. ft.), plus an additional 700 sq. ft. attached space that functions like a mini apartment. The home is not currently livable and will require repairs or replacement, but the site already includes valuable improvements such as RV hookup, driveway, access to power, and well/septic. This property is a perfect opportunity for investors, do-it-yourself buyers, or anyone looking for affordable acreage with infrastructure already in place. With some work, the mobile home could be restored, or it could be removed to make way for new construction. Don't miss this chance to own acreage with improvements already in place. The property is priced to reflect its current condition - bring your ideas and make it your own!

7. 2015-02-13
   soldstatus $52,500 261-char remark

   Show marketing remark (261 chars)

   Enjoy the peace and quiet from your front porch. This mobile home has an attached 700 sqft suite with private entrance, kitchen, and living room; perfect for in-laws, tenant, or young adult needing semi-private living quarters. Call today for a private showing.

8. 2014-12-12
   soldstatus $52,500
9. 2014-10-15
   listed $54,000

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $672 · $56/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,345
• − Mortgage interest: −$3,921
• − Property taxes: −$672
• − Insurance: −$350
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$2,036
• Taxable income: $5,910
• Est. tax owed @ 24.0%: −$1,418
• After-tax cash flow: $5,276/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: Taylor County
• NCES district ID: 1304800
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 21% ▼ -8.00%
• Median HH income: $29,041
• Composite: 15.49/100
• National rank: #9306
• State rank: #147 of 174 in GA

Livability — Salem

• Score: 56/100
• State rank: #505
• US rank: #23070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,775

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 7,545 people
• By 2030: 7,061 · -6.4%
• By 2040: 6,054 · -19.8%
• By 2050: 5,065 · -32.9%
• By 2075: 3,489 · -53.8%
• By 2100: 2,665 · -64.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 27% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 2% Romanian 1% Italian 1%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+31.0) · D 34.3% · R 65.3%
• 2008→2024 swing: -17.4pp toward R · 2008: -13.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+26.9 2016: R+22.5 2012: R+10.7 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.27%
• Current HPI: 191.3259
• 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

+11.1% since first listed

9 events — show timeline

• 2026-03-05 Sold (MLS) $60,000 GAMLS
• 2026-02-09 Sold (Public Records) $60,000 Public Records
• 2025-08-31 Pending — CGMLS
• 2025-08-31 Pending — GAMLS
• 2025-08-28 Listed $70,000 CGMLS
• 2025-08-26 Listed $70,000 GAMLS
• 2015-02-13 Sold (MLS) $52,500 GAMLS
• 2014-12-12 Sold (MLS) $52,500 CGMLS
• 2014-10-15 Listed $54,000 CGMLS

Property tax history

+1.4%/yr

Latest (2025): $672 · +1.7% YoY. Source: county tax records.