570 Bennett Dr · Fort Gaines, GA 36310

$65,000

2 bd · 2.0 ba · 1,072 sqft · Manufactured public records · 13 Days on market

Built 1995 0.64 ac lot Est $56k · 17% over

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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 +10.0/10.0
• Schools +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Located just minutes from the Hardridge Creek Boat Ramp on Lake Eufaula, 570 Bennett Drive offers convenient access to fishing, boating, and outdoor recreation. This spacious property provides a peaceful setting with ample room to enjoy lake life or a quiet retreat. The proximity to the water-only a few minutes away-makes it ideal for those seeking easy boat access while still looking for a weekend getaway, recreational property, or a relaxing place to unwind, this property is worth a closer look. Property is sold as is where is! Agent is Relative of the Seller. Buyer and Buyer’s Agent must satisfy self to all pertinent information. The property is sold as is where is.

Key facts

• Easy boat access
• 0.64 acre lot
• Built 1995

Tags

• CONVENIENT ACCESS TO FISHING
• CONVENIENT ACCESS TO BOATING
• AMPLE ROOM TO ENJOY LAKE LIFE
• PROXIMITY TO THE WATER
• EASY BOAT ACCESS
• RECREATIONAL PROPERTY

Property features AI

Finance

• HOA & community: Located in Hardridge Creek Estates

Exterior

• Parking: Driveway
• Utilities: Electricity available; Septic tank
• Home design: Manufactured home; One level
• Construction: Metal siding
• Exterior features: Covered porch; Storage

Interior

• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating
• Interior features: Electric water heater; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $797 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 21.0% vs local median 3.0% in Fort Gaines — 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 51/100 on livability (#573 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, crime F, amenities F.
• Henry County (rural): math 21% / reading 45% proficiency, ranked #55 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Abbeville Elementary School (math 8% / reading 22%, grade F, #508 of 627 statewide, top 84%, 379 students, 82% FRL); Headland Middle School (math 16% / reading 58%, grade F, #73 of 257 statewide, top 29%, 576 students, 47% FRL); Abbeville High School (math 8% / reading 22%, grade F, #216 of 305 statewide, top 72%, 305 students, 88% FRL) — zoned schools average 73% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 comparable units currently listed for rent nearby; 71 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Henry County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $65k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 96% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

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: 2.31% ✓
• Cap rate: 21.01%
• Cash-on-cash: 52.56%
• DSCR: 3.34
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $55,744
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
460 Douglas Dr	0.59mi	3/2.0 (+1)	1,150 (+7%)	10mo	$60,000	$52	47

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.8%
• Equity multiple: 5.73×
• Total profit: $86,159
• Equity at exit: $58,557

10-year hold

• IRR: 59.4%
• Equity multiple: 12.75×
• Total profit: $213,767
• Equity at exit: $126,281

Cash invested: $18,200 (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 36310

• Home prices YoY: 19.7%
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $797

Break-even live

Break-even rent $491

Max offer price $65,000

Occupancy floor 42%

Sensitivity live

Price	-10% $834	-5% $816	+0% $797	+5% $779	+10% $760
Rent	-10% $679	-5% $738	+0% $797	+5% $856	+10% $916
Rate	-1.0pp $830	-0.5pp $814	base $797	+0.5pp $780	+1.0pp $763

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Bennett Dr Abbeville, AL	2.0	2.0	1400	$1,500	$1.07	45d	1	0.29mi

Listing history 10 events

1. 2026-06-22
   days on market $65,000 Active 13 DOM
2. 2026-06-21
   days on market $65,000 Active 12 DOM
3. 2026-06-19
   days on market $65,000 Active 10 DOM
4. 2026-06-18
   days on market $65,000 Active 9 DOM
5. 2026-06-17
   days on market $65,000 Active 8 DOM
6. 2026-06-16
   days on market $65,000 Active 7 DOM
7. 2026-06-15
   days on market $65,000 Active 6 DOM
8. 2026-06-14
   days on market $65,000 Active 4 DOM
9. 2026-06-12
   remarks 677-char remark
10. 2026-06-12
    listed $65,000 Active 3 DOM

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $598 · $50/mo
• Expected delta: +$360/yr (+$30/mo · 151.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$3,641
• − Property taxes: −$238
• − Insurance: −$325
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$1,891
• Taxable income: $9,025
• Est. tax owed @ 24.0%: −$2,166
• After-tax cash flow: $7,400/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: Henry County
• NCES district ID: 0101740
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $41,502
• Composite: 27.78/100
• National rank: #6894
• State rank: #55 of 129 in AL

Livability — Fort Gaines

• Score: 51/100
• State rank: #573
• US rank: #25161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,224

Population outlook (Henry County) Hauer SSP2

• Today (2025): 17,109 people
• By 2030: 16,928 · -1.1%
• By 2040: 16,376 · -4.3%
• By 2050: 15,778 · -7.8%
• By 2075: 14,491 · -15.3%
• By 2100: 12,673 · -25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 35% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+50.8) · D 24.3% · R 75.1%
• 2008→2024 swing: -21.1pp toward R · 2008: -29.7pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+43.0 2016: R+41.6 2012: R+29.4 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.85%
• Current HPI: 241.9035
• 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

+225.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $65,000 WBR
• 2005-03-14 Sold (Public Records) $20,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $238 · +4.9% YoY. Source: county tax records.