3427 Old Clyattville Rd · Clyattville, GA 31601

$89,900

3 bd · 2.0 ba · 1,488 sqft · Manufactured public records · 4 Days on market

Built 1989 1.00 ac lot $60/sqft · 6% above area Est $80k · 12% over

---

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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.7/10.0
• Rent growth +4.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WHAT A DEAL - BOGO Mobile homes! - one is undergoing renovations (check out the NEW METAL ROOF) and the other is rented $450 This property backs up to a new subdivision that is being developed - Plenty of possiblities with this property and a wonderful addition to any investment plan. Priced to sell at $59900, PEACE and QUIET, county location. 5 minutes to shopping and all area amenities.

Key facts

• Vacant lot
• Storage building
• 1 acre lot

Tags

• TENANT OCCUPIED DOUBLE WIDE
• STORAGE BUILDING
• VACANT LOT

Property features AI

Exterior

• Utilities: Private well water; Septic tank sewer
• Home design: Residential mobile home; Single-story
• Construction: Wood siding construction
• Exterior features: 1-acre lot; Workshop on the property; Zoned R

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating
• Interior features: Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lowndes County (rural): math 59% / reading 52% proficiency, ranked #8 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.3%/yr); 198 active listings in the ZIP; lower-income renter base — watch delinquency; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,900

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. 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.
3. 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.
4. 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: 1.39% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.95%
• DSCR: 1.98
• GRM: 6.0

CMA / ARV

• ARV (median comp): $80,000
• List price: $89,900
• Delta: 12.38%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3427 Old Clyattville Rd	0.00mi	3/2.0	1,400 (-6%)	0mo	$80,000	$57	90

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.85×
• Total profit: $21,323
• Equity at exit: $13,404

10-year hold

• IRR: 31.0%
• Equity multiple: 4.43×
• Total profit: $86,227
• Equity at exit: $7,773

Cash invested: $25,172 (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 31601

• Home prices YoY: -31.2%
• Rents YoY: 8.3%
• Active inventory: 198
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$18 /mo · $213/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $460

Break-even live

Break-even rent $667

Max offer price $89,900

Occupancy floor 58%

Sensitivity live

Price	-10% $511	-5% $486	+0% $460	+5% $435	+10% $410
Rent	-10% $362	-5% $411	+0% $460	+5% $510	+10% $559
Rate	-1.0pp $506	-0.5pp $483	base $460	+0.5pp $437	+1.0pp $413

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending 365-char remark
2. 2026-05-14
   listed $89,900 Active 365-char remark
3. 2019-08-13
   soldstatus $45,000
4. 2019-08-12
   soldstatus $45,000

   Show marketing remark (392 chars)

   WHAT A DEAL - BOGO Mobile homes! - one is undergoing renovations (check out the NEW METAL ROOF) and the other is rented $450 This property backs up to a new subdivision that is being developed - Plenty of possiblities with this property and a wonderful addition to any investment plan. Priced to sell at $59900, PEACE and QUIET, county location. 5 minutes to shopping and all area amenities.

5. 2019-02-05
   listed $49,900

   Show marketing remark (392 chars)

   WHAT A DEAL - BOGO Mobile homes! - one is undergoing renovations (check out the NEW METAL ROOF) and the other is rented $450 This property backs up to a new subdivision that is being developed - Plenty of possiblities with this property and a wonderful addition to any investment plan. Priced to sell at $59900, PEACE and QUIET, county location. 5 minutes to shopping and all area amenities.

ⓘ 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: $213 · $18/mo
• Projected year-2 tax: $827 · $69/mo
• Expected delta: +$614/yr (+$51/mo · 287.8%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,994
• − Mortgage interest: −$5,036
• − Property taxes: −$213
• − Insurance: −$450
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,615
• Taxable income: $4,282
• Est. tax owed @ 24.0%: −$1,028
• After-tax cash flow: $4,498/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: Lowndes County
• NCES district ID: 1303390
• Math proficiency: 59% ▼ -1.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $48,221
• Composite: 47.21/100
• National rank: #2317
• State rank: #8 of 174 in GA

Livability — Clyattville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Lowndes County · 107,801 people
• Metro: Valdosta, GA
• Population (ZIP): 31,302
• Household income: $36,111
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 2016.0

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 120,348 people
• By 2030: 123,469 · +2.6%
• By 2040: 128,482 · +6.8%
• By 2050: 131,907 · +9.6%
• By 2075: 139,080 · +15.6%
• By 2100: 133,649 · +11.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 31% Hispanic / Latino 8% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 7% Korean 1%

Political lean MEDSL · Lowndes

• 2024 margin: R (+18.0) · D 40.8% · R 58.8%
• 2008→2024 swing: -8.6pp toward R · 2008: -9.4pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+12.0 2016: R+18.2 2012: R+10.5 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.12%
• Current HPI: 121.5948
• Rent YoY: ▲ 8.34%
• Metro: Valdosta, 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

+60.3% since first listed

6 events — show timeline

• 2026-06-16 Sold (MLS) $80,000 SGMLS
• 2026-05-18 Pending — SGMLS
• 2026-05-14 Listed $89,900 SGMLS
• 2019-08-13 Sold (Public Records) $45,000 Public Records
• 2019-08-12 Sold (MLS) $45,000 SGMLS
• 2019-02-05 Listed $49,900 SGMLS

Property tax history

+7.6%/yr

Latest (2025): $213 · +0.7% YoY. Source: county tax records.