625 Allen St #14 · Swainsboro, GA 30401

$58,000

2 bd · 2.0 ba · 938 sqft · Manufactured · 77 Days on market

Manufactured home Built 1984 Good condition $62/sqft · 32% below area Est $85k · 32% under ↓ 17% since listing

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Why this score? — see what drove the C+ 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Manufactured-home adj. -5.6

Listing remarks MLS

If you're looking for a higher-yield rental with strong tenant appeal, this 2-bedroom, 2-bath mobile home in Swainsboro's Southern Oaks community is a standout. Currently rented at 1,000/month, this larger unit offers increased income potential compared to smaller properties. The additional bedroom and second bathroom make it especially desirable for long-term tenants. The home has been updated with a brand new roof, new HVAC system, and durable linoleum flooring throughout, helping reduce maintenance concerns. Annual AC servicing adds another layer of reliability. This is a great opportunity to secure a performing asset with solid rental income and major improvements already in place. Listing is for the mobile home only (no land).

Key facts

• New roof
• New hvac system
• Built 1984

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• DURABLE LINOLEUM FLOORING

🏷️ Possibly a rental listed for sale. The $58,000 price doesn't fit this home's estimated sale value (~$85,484) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $58k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($678 rent vs $58k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.9% in Swainsboro — 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 58/100 on livability (#450 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Emanuel County (town): math 27% / reading 30% proficiency, ranked #110 of 174 in GA (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Swainsboro Primary School (883 students, 98% FRL); Swainsboro Middle School (math 16% / reading 28%, grade F, #333 of 470 statewide, top 72%, 647 students, 98% FRL); Swainsboro High School (math 21% / reading 22%, grade F, #218 of 424 statewide, top 53%, 810 students, 98% FRL) — zoned schools average 98% FRL vs 71% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 104 active listings in the ZIP; 76 units permitted in Emanuel County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($51k/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 $401 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Emanuel County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $7k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $85,484
• List price: $58,000
• Delta: -32.15%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
572 Rentz St	0.15mi	2/1.0	864 (-8%)	5mo	$42,750	$49	72
313 Modoc Rd	0.23mi	3/1.0 (+1)	986 (+5%)	3mo	$120,000	$122	69
311 Modoc Rd	0.24mi	3/1.0 (+1)	986 (+5%)	12mo	$135,000	$137	61
217 Fowler St	0.30mi	2/1.0	1,035 (+10%)	9mo	$87,000	$84	58
173 Advantage Ln	1.38mi	1/1.0 (-1)	784 (-16%)	8mo	$127,500	$163	25
818 King Circle Dr	0.59mi	3/1.5 (+1)	1,058 (+13%)	30mo	$141,900	$134	24
818 King Circle Drive Dr	0.60mi	3/1.5 (+1)	1,058 (+13%)	30mo	$141,900	$134	24
209 Happiness Dr	1.14mi	2/2.0	1,152 (+23%)	30mo	$87,500	$76	20
155 Rainbow Ridge Rd	1.41mi	3/1.0 (+1)	1,030 (+10%)	29mo	$132,000	$128	20
128 Happiness Dr	1.40mi	3/1.5 (+1)	1,080 (+15%)	27mo	$139,900	$130	13

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-818
• Equity at exit: $8,648

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $10,364
• Equity at exit: $5,015

Cash invested: $16,240 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $43,000 ($55/sqft)
• Median days on market: 77 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +67.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30401

• Home prices YoY: -11.8%
• Active inventory: 104
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $678 medium
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$142
• Net cashflow: $135

Break-even live

Break-even rent $507

Max offer price $58,000

Occupancy floor 75%

Sensitivity live

Price	-10% $175	-5% $155	+0% $135	+5% $115	+10% $94
Rent	-10% $81	-5% $108	+0% $135	+5% $161	+10% $188
Rate	-1.0pp $164	-0.5pp $149	base $135	+0.5pp $120	+1.0pp $104

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: $14,500
• Closing costs: $1,740
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Land is leased

Exterior

• Parking: Unpaved parking
• Utilities: Shared well waterPublic sewer
• Home design: Manufactured homeSingle-story
• Construction: Vinyl sidingComposition roofFoundation details — see remarks
• Exterior features: No patio or porchLot details — see remarks

Interior

• Kitchen: Eat-in kitchen (see remarks for details)
• Bedrooms: Total rooms: 4
• Flooring: Vinyl flooringOther/see remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central airCeiling fans
• Interior features: Built-in featuresEat-in kitchenAdditional features — see remarks
• Laundry & utility: Washer hookup

Listing history 50 events

1. 2026-07-27
   days on market $58,000 Active 77 DOM
2. 2026-07-25
   days on market $58,000 Active 75 DOM
3. 2026-07-24
   days on market $58,000 Active 74 DOM
4. 2026-07-23
   days on market $58,000 Active 73 DOM
5. 2026-07-22
   days on market $58,000 Active 72 DOM
6. 2026-07-21
   days on market $58,000 Active 71 DOM
7. 2026-07-18
   days on market $58,000 Active 68 DOM
8. 2026-07-16
   days on market $58,000 Active 66 DOM
9. 2026-07-15
   days on market $58,000 Active 65 DOM
10. 2026-07-14
    days on market $58,000 Active 64 DOM
11. 2026-07-13
    days on market $58,000 Active 63 DOM
12. 2026-07-12
    days on market $58,000 Active 62 DOM
13. 2026-07-12
    days on market $58,000 Active 61 DOM
14. 2026-07-11
    days on market $58,000 Active 60 DOM
15. 2026-07-09
    days on market $58,000 Active 59 DOM
16. 2026-07-09
    days on market $58,000 Active 58 DOM
17. 2026-07-07
    days on market $58,000 Active 57 DOM
18. 2026-07-06
    days on market $58,000 Active 56 DOM
19. 2026-07-05
    days on market $58,000 Active 55 DOM
20. 2026-07-04
    days on market $58,000 Active 54 DOM
21. 2026-07-03
    days on market $58,000 Active 53 DOM
22. 2026-07-02
    days on market $58,000 Active 52 DOM
23. 2026-07-01
    days on market $58,000 Active 51 DOM
24. 2026-06-30
    days on market $58,000 Active 50 DOM
25. 2026-06-29
    days on market $58,000 Active 49 DOM
26. 2026-06-28
    days on market $58,000 Active 48 DOM
27. 2026-06-27
    days on market $58,000 Active 47 DOM
28. 2026-06-26
    days on market $58,000 Active 45 DOM
29. 2026-06-22
    days on market $58,000 Active 42 DOM
30. 2026-06-21
    days on market $58,000 Active 41 DOM
31. 2026-06-19
    days on market $58,000 Active 39 DOM
32. 2026-06-18
    days on market $58,000 Active 38 DOM
33. 2026-06-17
    days on market $58,000 Active 37 DOM
34. 2026-06-16
    days on market $58,000 Active 36 DOM
35. 2026-06-15
    days on market $58,000 Active 35 DOM
36. 2026-06-14
    days on market $58,000 Active 33 DOM
37. 2026-06-12
    days on market $58,000 Active 32 DOM
38. 2026-06-09
    days on market $58,000 Active 29 DOM
39. 2026-06-09
    days on marketlisting id $58,000 Active 28 DOM
40. 2026-06-08
    days on market $58,000 Active 75 DOM
41. 2026-06-07
    days on market $58,000 Active 74 DOM
42. 2026-06-04
    days on market $58,000 Active 70 DOM
43. 2026-06-02
    days on market $58,000 Active 69 DOM
44. 2026-06-01
    days on market $58,000 Active 68 DOM
45. 2026-05-31
    days on market $58,000 Active 67 DOM
46. 2026-05-31
    days on market $58,000 Active 66 DOM
47. 2026-05-11
    historical
48. 2026-05-04
    price $58,000

    Show marketing remark (741 chars)

    If you're looking for a higher-yield rental with strong tenant appeal, this 2-bedroom, 2-bath mobile home in Swainsboro's Southern Oaks community is a standout. Currently rented at 1,000/month, this larger unit offers increased income potential compared to smaller properties. The additional bedroom and second bathroom make it especially desirable for long-term tenants. The home has been updated with a brand new roof, new HVAC system, and durable linoleum flooring throughout, helping reduce maintenance concerns. Annual AC servicing adds another layer of reliability. This is a great opportunity to secure a performing asset with solid rental income and major improvements already in place. Listing is for the mobile home only (no land).

49. 2026-05-04
    price $58,000 741-char remark

    Show marketing remark (741 chars)

    If you're looking for a higher-yield rental with strong tenant appeal, this 2-bedroom, 2-bath mobile home in Swainsboro's Southern Oaks community is a standout. Currently rented at 1,000/month, this larger unit offers increased income potential compared to smaller properties. The additional bedroom and second bathroom make it especially desirable for long-term tenants. The home has been updated with a brand new roof, new HVAC system, and durable linoleum flooring throughout, helping reduce maintenance concerns. Annual AC servicing adds another layer of reliability. This is a great opportunity to secure a performing asset with solid rental income and major improvements already in place. Listing is for the mobile home only (no land).

50. 2026-03-24
    listed $65,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,132
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$651
• − Management: −$651
• − Depreciation: −$1,687
• Taxable income: $735
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $1,438/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.

Condition & rehab AI · 11 photos

Good 75/100 Cosmetic rehab Est. rehab $4,690–$14,070 screening

This 2-bedroom, 2-bath mobile home in Swainsboro's Southern Oaks community is in good condition with recent updates, including a new roof and HVAC system. It offers a great opportunity for rental income with strong tenant appeal.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Swainsboro Elementary School F GA #673/1,228 Nat'l #28,175/41,679 Middle Swainsboro Middle School F GA #333/470 Nat'l #11,208/14,009 High Swainsboro High School F GA #218/424 Nat'l #13,899/17,239

Schools (NCES district)

• District: Emanuel County
• NCES district ID: 1302040
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $31,771
• Composite: 23.21/100
• National rank: #7941
• State rank: #110 of 174 in GA

D Composite livability gradescore 58/100

Livability — Swainsboro

• Score: 58/100
• State rank: #450
• US rank: #21414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swainsboro, GA
• County: Emanuel · 22,093 people
• City population: 14,232
• Population (ZIP): 14,232
• Household income: $50,935
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 4% of renters

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Population outlook (Emanuel County) Hauer SSP2

• Today (2025): 22,093 people
• By 2030: 21,595 · -2.3%
• By 2040: 20,343 · -7.9%
• By 2050: 18,759 · -15.1%
• By 2075: 14,327 · -35.2%
• By 2100: 8,496 · -61.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 39% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 1%

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Political lean MEDSL · Emanuel

• 2024 margin: Solid R (+44.1) · D 27.8% · R 71.9%
• 2008→2024 swing: -19.4pp toward R · 2008: -24.8pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+38.6 2016: R+37.0 2012: R+26.9 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.97%
• Current HPI: 209.5498
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Finance

• HOA & community: Land is leased

Exterior

• Parking: Unpaved parking
• Utilities: Shared well waterPublic sewer
• Home design: Manufactured homeSingle-story
• Construction: Vinyl sidingComposition roofFoundation details — see remarks
• Exterior features: No patio or porchLot details — see remarks

Interior

• Kitchen: Eat-in kitchen (see remarks for details)
• Bedrooms: Total rooms: 4
• Flooring: Vinyl flooringOther/see remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central airCeiling fans
• Interior features: Built-in featuresEat-in kitchenAdditional features — see remarks
• Laundry & utility: Washer hookup

Price history

-17.1% since first listed

10 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-04 Price Changed $58,000 Hive MLS
• 2026-05-04 Price Changed $58,000 GAMLS
• 2026-03-24 Listed $65,000 Hive MLS
• 2026-03-24 Listed $58,000 Hive MLS
• 2026-03-20 Listed $65,000 GAMLS
• 2025-07-30 Listing Removed — Hive MLS
• 2025-07-30 Listing Removed — Hive MLS
• 2025-05-19 Listed $70,000 Hive MLS
• 2025-05-19 Listed $70,000 Hive MLS