6 Breezewood Dr · Lovejoy, GA 30228

$144,900

3 bd · 2.0 ba · 1,782 sqft · SingleFamily · 51 Days on market

Built 2022 Good condition 0.30 ac lot $81/sqft · 55% below area ↓ 3% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the desirable La Costa Mobile Home Park, this 2022 double-wide offers the perfect blend of space, comfort, and modern style. With approximately 1,700 sq ft, this 3-bedroom, 2-bath home features an open-concept layout with a bright, spacious living area complete with custom built-ins for added function and style. The kitchen is designed for everyday living and entertaining, featuring a large island, modern finishes, and ample cabinet space. All bedrooms are generously sized, offering flexibility for guests, a home office, or growing needs. The primary suite provides a comfortable retreat with a dual vanity and walk-in shower. Situated in a well-maintained, welcoming community just

Key facts

• Dual vanity
• Custom built-ins
• Large island

Tags

• OPEN-CONCEPT LAYOUT
• CUSTOM BUILT-INS
• LARGE ISLAND
• AMPLE CABINET SPACE
• DUAL VANITY
• WALK-IN SHOWER

Property features AI

Finance

• Other: Please use GPS for directions; County: Henry, GA
• HOA & community: Community dock; Fishing; Near schools; Near shopping

Exterior

• Parking: Carport parking; Carport for 3 vehicles
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; Electricity available; Water available; Sewer available
• Home design: Double-wide mobile home; One level; Resale condition; Composition roof
• Construction: Aluminum siding
• Exterior features: Private entrance; Deck; Front porch; City street frontage; Asphalt road

Interior

• Kitchen: White cabinets; Eat-in kitchen; Kitchen island; Pantry; Disposal; Electric oven and electric range
• Bedrooms: Master on main; Oversized master; Three main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: Two full bathrooms; Master bathroom with double vanity
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Double vanity; 9-ft high ceilings on main level; Aluminum window frames; No common walls
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 4.4% in Lovejoy — 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 (#317 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 560 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 865 units permitted in Clayton County in 2024 (448 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 $4k of value loss. Plan a longer hold.
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.38% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.17%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $319,318
• List price: $144,900
• Delta: -54.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11156 Cornerstone Way	0.19mi	3/2.0	1,684 (-6%)	10mo	$318,990	$189	73
11144 Cornerstone Way	0.25mi	3/2.0	1,684 (-6%)	10mo	$318,990	$189	71
11181 Wind Ridge Dr	0.27mi	4/2.0 (+1)	1,855 (+4%)	10mo	$285,000	$154	67
815 Cambridge Pkwy	0.22mi	4/2.0 (+1)	1,600 (-10%)	2mo	$60,000	$38	66
10814 Wheeler Trce	0.35mi	3/2.5	1,692 (-5%)	10mo	$259,000	$153	65
10961 Big Sky Dr	0.50mi	3/2.5	1,744 (-2%)	8mo	$270,000	$155	64
10950 Wheeler Trce	0.59mi	3/2.5	1,700 (-5%)	3mo	$269,000	$158	60
11192 Cornerstone Way	0.16mi	4/3.5 (+1)	2,013 (+13%)	10mo	$314,990	$156	51
2313 Sugarleaf Trl	0.47mi	3/2.0	1,514 (-15%)	7mo	$245,000	$162	47
11474 Vinea Ln	0.56mi	3/2.0	1,534 (-14%)	7mo	$219,000	$143	45
11102 Hunters Ln	0.69mi	3/2.0	1,598 (-10%)	11mo	$265,000	$166	41
10922 Wheeler Trce	0.56mi	4/2.5 (+1)	2,002 (+12%)	10mo	$285,000	$142	38

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.29×
• Total profit: $11,933
• Equity at exit: $21,605

10-year hold

• IRR: 16.2%
• Equity multiple: 2.27×
• Total profit: $51,678
• Equity at exit: $12,528

Cash invested: $40,572 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 560
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,003 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $581

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 66%

Sensitivity live

Price	-10% $681	-5% $631	+0% $581	+5% $531	+10% $481
Rent	-10% $422	-5% $502	+0% $581	+5% $660	+10% $739
Rate	-1.0pp $654	-0.5pp $618	base $581	+0.5pp $543	+1.0pp $505

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2251 Nicole Dr #119 Hampton, GA	3.0	2.5	1324	$1,700	$1.28	25d	1	0.39mi
2275 Nicole Dr Lovejoy, GA	4.0	2.0	1800	$1,835	$1.02	6d	1	0.44mi
11352 Michelle Way Lovejoy, GA	3.0	2.5	1440	$1,485	$1.03	14d	1	0.47mi
2306 Nicole Dr Lovejoy, GA	3.0	2.5	1324	$1,800	$1.36	45d	1	0.50mi
2195 Bridgewater Pass Lovejoy, GA	4.0	2.0	2430	$2,800	$1.15	45d	1	0.51mi
2411 Brianna Dr Lovejoy, GA	3.0	2.0	1432	$1,826	$1.28	4d	1	0.53mi
2257 Sugarleaf Trl Lovejoy, GA	3.0	2.0	1624	$1,775	$1.09	45d	1	0.54mi
2355 Brianna Dr Lovejoy, GA	3.0	2.5	1876	$1,476	$0.79	14d	1	0.57mi
10938 Wheeler Trce Lovejoy, GA	3.0	3.0	1692	$1,879	$1.11	45d	1	0.57mi
2361 Brianna Dr Lovejoy, GA	3.0	2.5	1384	$1,525	$1.10	23d	1	0.57mi
2367 Brianna Dr Lovejoy, GA	3.0	2.5	1440	$1,695	$1.18	45d	1	0.57mi
11523 Vinea Ln Lovejoy, GA	3.0	2.0	1557	$1,850	$1.19	45d	1	0.60mi
2762 Hunters Ct Hampton, GA	3.0	2.5	1702	$1,870	$1.10	22d	1	0.63mi
11560 Winston Dr Lovejoy, GA	3.0	3.0	1710	$2,710	$1.58	45d	1	0.70mi
11649 Mendenhall Ct Hampton, GA	3.0	2.5	1568	$2,300	$1.47	22d	1	0.90mi
11522 Kimberly Way Lovejoy, GA	3.0	2.5	1700	$2,200	$1.29	5d	1	0.93mi
11531 Kimberly Way Lovejoy, GA	3.0	2.5	1579	$2,200	$1.39	5d	1	0.93mi
2051 Registry Ct Lovejoy, GA	4.0	3.0	2188	$1,940	$0.89	45d	1	0.95mi
11688 Brightside Pkwy Lovejoy, GA	4.0	2.5	2089	$2,200	$1.05	0d	1	0.95mi
11722 Chatham Dr Hampton, GA	3.0	2.5	1600	$2,300	$1.44	25d	1	0.96mi
11866 Registry Blvd Unit 1 Hampton, GA	3.0	2.0	1488	$1,650	$1.11	25d	1	0.96mi
2056 Registry Pl Lovejoy, GA	3.0	2.0	1488	$1,825	$1.23	45d	1	0.98mi
11540 Alicias Ct Lovejoy, GA	3.0	2.5	1876	$1,711	$0.91	6d	1	1.02mi
11248 James Madison Dr Hampton, GA	3.0	2.5	1986	$1,980	$1.00	12d	1	1.03mi
1992 Lovejoy Rd Lovejoy, GA	1.0–3.0	1.0–2.0	1085	$1,902	$1.75	0d	23	1.03mi
11236 James Madison Dr Hampton, GA	3.0	2.5	1518	$1,870	$1.23	45d	1	1.04mi
1578 Onalee Dr Hampton, GA	3.0	2.5	1709	$1,800	$1.05	25d	1	1.14mi
11942 Fuller St Lovejoy, GA	3.0	2.5	1421	$1,639	$1.15	45d	1	1.14mi
11940 Fuller St Lovejoy, GA	3.0	2.5	1421	$1,699	$1.20	45d	1	1.15mi
11015 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1113	$1,815	$1.63	45d	1	1.15mi
1562 Onalee Dr Hampton, GA	3.0	2.5	2125	$1,775	$0.84	20d	1	1.16mi
1562 Onalee Dr Hampton, GA	3.0	2.0	2125	$1,800	$0.85	45d	1	1.16mi
1906 Dalton Way Lovejoy, GA	3.0	3.0	2228	$2,100	$0.94	45d	1	1.16mi
2019 Grove Way Lovejoy, GA	3.0	2.5	1524	$1,395	$0.92	45d	1	1.17mi
1902 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,555	$0.98	5d	1	1.17mi
10911 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1150	$1,795	$1.56	45d	1	1.19mi
1863 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,660	$1.04	0d	1	1.21mi
1863 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,660	$1.04	25d	1	1.21mi
1851 Simmons Ln Lovejoy, GA	4.0	2.5	1940	$2,211	$1.14	0d	1	1.22mi
11899 Conrad Cir Lovejoy, GA	4.0	2.5	1966	$2,300	$1.17	5d	1	1.24mi

Listing history 16 events

1. 2026-06-21
   days on market $144,900 Active 51 DOM
2. 2026-06-18
   days on market $144,900 Active 48 DOM
3. 2026-06-17
   days on market $144,900 Active 47 DOM
4. 2026-06-16
   days on market $144,900 Active 46 DOM
5. 2026-06-15
   days on market $144,900 Active 45 DOM
6. 2026-06-13
   days on market $144,900 Active 43 DOM
7. 2026-06-09
   days on market $144,900 Active 39 DOM
8. 2026-06-08
   days on market $144,900 Active 38 DOM
9. 2026-06-08
   price $144,900 Active 37 DOM
10. 2026-06-07
    days on market $150,000 Active 37 DOM
11. 2026-06-04
    days on market $150,000 Active 34 DOM
12. 2026-06-03
    days on market $150,000 Active 33 DOM
13. 2026-06-02
    days on market $150,000 Active 32 DOM
14. 2026-06-01
    days on market $150,000 Active 31 DOM
15. 2026-05-31
    days on market $150,000 Active 30 DOM
16. 2026-05-01
    listed $150,000 Active 883-char remark

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 19 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: $24,031
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$4,215
• Taxable income: $4,956
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $5,778/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2022 double-wide mobile home in La Costa Mobile Home Park is in good condition with a modern design and ample space. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and marketability.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window treatments — Improves aesthetics and energy efficiency
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window treatments — Improves aesthetics and energy efficiency ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Lovejoy

• Score: 62/100
• State rank: #317
• US rank: #17071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lovejoy, GA
• County: Henry County · 316,359 people
• City population: 606
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• 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

-3.4% since first listed

2 events — show timeline

• 2026-06-07 Price Changed $144,900 FMLS
• 2026-05-01 Listed $150,000 FMLS