103 Henderson Springs Rd · Unadilla, GA 31025

$269,900

3 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 142 Days on market

Built 1996 1.00 ac lot $153/sqft · 56% below area ↓ 2% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Cash flow +5.4/30.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Step into your own private Mobile Home Oasis! This spacious home features an oversized master suite designed for true relaxation, complete with a luxurious jetted soaking tub and a separate walk-in shower. The huge master bedroom offers plenty of room for a sitting area or reading nook, while the expansive layout of the suite creates a peaceful retreat away from the rest of the home. Perfect for unwinding at the end of the day, this primary suite delivers comfort, space, and spa-like touches that make everyday living feel like you’re on vacation. The fully loaded kitchen is ready for both everyday living and entertainment, featuring all appliances and an abundance of cabinet space for effortless organization. A spacious pantry provides even more storage, making it easy to keep everything within reach while maintaining a clean, open feel. With generous counter space and a functional layout, this kitchen is designed to handle everything from quick meals to family gatherings. This home is situated on a one-acre lot with mature landscaping including banana trees, palm trees, crepe myrtles, and cedar trees. Property includes a large added family room, oversized primary bedroom, and multiple large closets. Features three porches, a rear screened porch with two ceiling fans, plus a new sliding glass door, new interior doors, new front patio, new carport, and a two-car garage. Convenient location near the interstate with a private, country feel.

Key facts

• Jetted soaking tub
• Spacious pantry
• Walk-in shower

Tags

• OVERSIZED MASTER SUITE
• JETTED SOAKING TUB
• WALK-IN SHOWER
• SPACIOUS PANTRY
• MATURE LANDSCAPING
• LARGE ADDED FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-584 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (38.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (52.2% below list).
• Recommended offer: $129k (52.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#362 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, amenities F, commute F.
• Houston County (urban): math 43% / reading 46% proficiency, ranked #23 of 174 in GA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kings Chapel Elementary School (math 62% / reading 58%, grade B-, #126 of 1,228 statewide, top 10%, 632 students, 32% FRL); Perry Middle School (math 53% / reading 51%, grade C+, #60 of 470 statewide, top 13%, 1,070 students, 51% FRL); Perry High School (math 31% / reading 39%, grade F, #84 of 424 statewide, top 20%, 1,478 students, 48% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 40 active listings in the ZIP; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (5.1% local appreciation)).
• Houston County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,970 (52.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.48% ✗
• Cap rate: 3.70%
• Cash-on-cash: -9.27%
• DSCR: 0.59
• GRM: 17.4

CMA / ARV

• ARV (median comp): $1,061,141
• List price: $269,900
• Delta: -74.57%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

5.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.35×
• Total profit: $26,284
• Equity at exit: $154,423

10-year hold

• IRR: 7.8%
• Equity multiple: 2.47×
• Total profit: $110,730
• Equity at exit: $267,739

Cash invested: $75,572 (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 31025

• Home prices YoY: 2.1%
• Active inventory: 40
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-584

Break-even live

Break-even rent $2,028

Max offer price $166,810

Occupancy floor —

Sensitivity live

Price	-10% $-431	-5% $-507	+0% $-584	+5% $-660	+10% $-736
Rent	-10% $-685	-5% $-635	+0% $-584	+5% $-533	+10% $-482
Rate	-1.0pp $-448	-0.5pp $-515	base $-584	+0.5pp $-654	+1.0pp $-725

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $269,900 Active 142 DOM
2. 2026-06-19
   days on market $269,900 Active 140 DOM
3. 2026-06-18
   days on market $269,900 Active 139 DOM
4. 2026-06-17
   days on market $269,900 Active 138 DOM
5. 2026-06-16
   days on market $269,900 Active 137 DOM
6. 2026-06-15
   days on market $269,900 Active 136 DOM
7. 2026-06-14
   days on market $269,900 Active 134 DOM
8. 2026-06-13
   days on market $269,900 Active 133 DOM
9. 2026-06-10
   days on market $269,900 Active 131 DOM
10. 2026-06-09
    days on market $269,900 Active 130 DOM
11. 2026-06-08
    days on market $269,900 Active 129 DOM
12. 2026-06-07
    days on market $269,900 Active 128 DOM
13. 2026-06-05
    days on market $269,900 Active 125 DOM
14. 2026-06-03
    days on market $269,900 Active 124 DOM
15. 2026-06-02
    days on market $269,900 Active 123 DOM
16. 2026-06-01
    days on market $269,900 Active 122 DOM
17. 2026-05-31
    days on market $269,900 Active 121 DOM
18. 2026-05-30
    days on market $269,900 Active 120 DOM
19. 2026-04-18
    price $269,900 1467-char remark

    Show marketing remark (1462 chars)

    Step into your own private Mobile Home Oasis! This spacious home features an oversized master suite designed for true relaxation, complete with a luxurious jetted soaking tub and a separate walk-in shower. The huge master bedroom offers plenty of room for a sitting area or reading nook, while the expansive layout of the suite creates a peaceful retreat away from the rest of the home. Perfect for unwinding at the end of the day, this primary suite delivers comfort, space, and spa-like touches that make everyday living feel like you're on vacation. The fully loaded kitchen is ready for both everyday living and entertainment, featuring all appliances and an abundance of cabinet space for effortless organization. A spacious pantry provides even more storage, making it easy to keep everything within reach while maintaining a clean, open feel. With generous counter space and a functional layout, this kitchen is designed to handle everything from quick meals to family gatherings. This home is situated on a one-acre lot with mature landscaping including banana trees, palm trees, crepe myrtles, and cedar trees. Property includes a large added family room, oversized primary bedroom, and multiple large closets. Features three porches, a rear screened porch with two ceiling fans, plus a new sliding glass door, new interior doors, new front patio, new carport, and a two-car garage. Convenient location near the interstate with a private, country feel.

20. 2026-04-18
    price $269,900 1462-char remark

    Show marketing remark (1462 chars)

    Step into your own private Mobile Home Oasis! This spacious home features an oversized master suite designed for true relaxation, complete with a luxurious jetted soaking tub and a separate walk-in shower. The huge master bedroom offers plenty of room for a sitting area or reading nook, while the expansive layout of the suite creates a peaceful retreat away from the rest of the home. Perfect for unwinding at the end of the day, this primary suite delivers comfort, space, and spa-like touches that make everyday living feel like you're on vacation. The fully loaded kitchen is ready for both everyday living and entertainment, featuring all appliances and an abundance of cabinet space for effortless organization. A spacious pantry provides even more storage, making it easy to keep everything within reach while maintaining a clean, open feel. With generous counter space and a functional layout, this kitchen is designed to handle everything from quick meals to family gatherings. This home is situated on a one-acre lot with mature landscaping including banana trees, palm trees, crepe myrtles, and cedar trees. Property includes a large added family room, oversized primary bedroom, and multiple large closets. Features three porches, a rear screened porch with two ceiling fans, plus a new sliding glass door, new interior doors, new front patio, new carport, and a two-car garage. Convenient location near the interstate with a private, country feel.

21. 2026-01-30
    listed $275,000 New 1462-char remark

    Show marketing remark (1467 chars)

    Step into your own private Mobile Home Oasis! This spacious home features an oversized master suite designed for true relaxation, complete with a luxurious jetted soaking tub and a separate walk-in shower. The huge master bedroom offers plenty of room for a sitting area or reading nook, while the expansive layout of the suite creates a peaceful retreat away from the rest of the home. Perfect for unwinding at the end of the day, this primary suite delivers comfort, space, and spa-like touches that make everyday living feel like you’re on vacation. The fully loaded kitchen is ready for both everyday living and entertainment, featuring all appliances and an abundance of cabinet space for effortless organization. A spacious pantry provides even more storage, making it easy to keep everything within reach while maintaining a clean, open feel. With generous counter space and a functional layout, this kitchen is designed to handle everything from quick meals to family gatherings. This home is situated on a one-acre lot with mature landscaping including banana trees, palm trees, crepe myrtles, and cedar trees. Property includes a large added family room, oversized primary bedroom, and multiple large closets. Features three porches, a rear screened porch with two ceiling fans, plus a new sliding glass door, new interior doors, new front patio, new carport, and a two-car garage. Convenient location near the interstate with a private, country feel.

22. 2026-01-30
    listed $275,000 Active 1467-char remark

    Show marketing remark (1467 chars)

    Step into your own private Mobile Home Oasis! This spacious home features an oversized master suite designed for true relaxation, complete with a luxurious jetted soaking tub and a separate walk-in shower. The huge master bedroom offers plenty of room for a sitting area or reading nook, while the expansive layout of the suite creates a peaceful retreat away from the rest of the home. Perfect for unwinding at the end of the day, this primary suite delivers comfort, space, and spa-like touches that make everyday living feel like you’re on vacation. The fully loaded kitchen is ready for both everyday living and entertainment, featuring all appliances and an abundance of cabinet space for effortless organization. A spacious pantry provides even more storage, making it easy to keep everything within reach while maintaining a clean, open feel. With generous counter space and a functional layout, this kitchen is designed to handle everything from quick meals to family gatherings. This home is situated on a one-acre lot with mature landscaping including banana trees, palm trees, crepe myrtles, and cedar trees. Property includes a large added family room, oversized primary bedroom, and multiple large closets. Features three porches, a rear screened porch with two ceiling fans, plus a new sliding glass door, new interior doors, new front patio, new carport, and a two-car garage. Convenient location near the interstate with a private, country feel.

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $2,483 · $207/mo
• Expected delta: +$1,588/yr (+$132/mo · 177.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $15,476
• − Mortgage interest: −$15,119
• − Property taxes: −$895
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$7,852
• Taxable loss: −$12,215
• Est. tax savings @ 24.0%: +$2,932
• After-tax cash flow: $-4,071/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: Houston County
• NCES district ID: 1302880
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $54,823
• Composite: 38.68/100
• National rank: #4144
• State rank: #23 of 174 in GA

Livability — Unadilla

• Score: 60/100
• State rank: #362
• US rank: #18544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,339

Population outlook (Houston County) Hauer SSP2

• Today (2025): 169,502 people
• By 2030: 178,486 · +5.3%
• By 2040: 194,642 · +14.8%
• By 2050: 207,119 · +22.2%
• By 2075: 231,480 · +36.6%
• By 2100: 235,034 · +38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 28% Two or more races 10% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Portuguese 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Houston

• 2024 margin: R (+11.3) · D 44.0% · R 55.3%
• 2008→2024 swing: +8.9pp toward D · 2008: -20.2pp · 2024: -11.3pp
• All cycles: 2024: R+11.3 2020: R+12.4 2016: R+21.6 2012: R+20.7 2008: R+20.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.09%
• Current HPI: 251.261
• 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

-1.9% since first listed

4 events — show timeline

• 2026-04-18 Price Changed $269,900 CGMLS
• 2026-04-18 Price Changed $269,900 GAMLS
• 2026-01-30 Listed $275,000 CGMLS
• 2026-01-30 Listed $275,000 GAMLS

Property tax history

+2.7%/yr

Latest (2025): $895 · +28.2% YoY. Source: county tax records.