69 Pawnee Path · Locust Grove, GA 30248

$58,500

2 bd · 2.0 ba · 1,400 sqft · SingleFamily · 36 Days on market

Built 1994 Good condition 0.50 ac lot

---

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
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready double-wide with a clean, modern feel throughout. Features updated flooring, an updated kitchen with stainless steel appliances, and refreshed bathrooms. Recessed lighting and ceiling fans add a sleek, comfortable touch, while the spacious layout and natural light make the home feel open and inviting. Out back, two large sheds provide excellent storage and extra flexibility. Located in a well-maintained community with convenient access to shopping, dining, major highways, and just minutes from Tanger Outlets Locust Grove. The community also features an inground swimming pool and tennis court, adding to the overall appeal. Details: ? Move-in ready ? Appliances included ? Clean title Note: Home is in a mobile home community (land not included). Monthly lot rent required. Community application and approval required.

Key facts

• Modern flooring
• Large kitchen
• Completely renovated

Tags

• COMPLETELY RENOVATED
• MODERN FLOORING
• UPDATED LIGHTING
• LARGE KITCHEN
• NEW COUNTERTOPS
• FULLY UPDATED BATHROOMS

Property features AI

Finance

• Other: Approximately 0.5-acre lot
• Financial info: Land lease; Listing accepts cash and private financing
• HOA & community: No homeowners association; Association fee includes: none

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available; Sewer connected; Water available
• Home design: Manufactured house (single-family manufactured home); Facing direction not specified; Entry level: main level
• Construction: Built in 1994; Vinyl siding; Composition roof; Manufactured house construction
• Exterior features: Level lot; Clubhouse on-site; Community pool; Community tennis courts

Interior

• Kitchen: Country-style kitchen; Dishwasher; Refrigerator; Stainless steel appliances; Electric water heater
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Rear stairs; Updated/remodeled; One level
• Laundry & utility: Mud room; Laundry room

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.7% vs local median 4.1% in Locust Grove — 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 (#315 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Locust Grove Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 568 students, 62% FRL); Locust Grove Middle (math 30% / reading 35%, grade F, #221 of 470 statewide, top 48%, 1,103 students, 51% FRL); Locust Grove High (math 7% / reading 33%, grade F, #232 of 424 statewide, top 56%, 1,637 students, 41% FRL).
• Market conditions: Rents rising (+2.2%/yr); 504 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $404 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Henry 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($57k) 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.

Recommended offer $56,745 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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: 3.44% ✓
• Cap rate: 30.66%
• Cash-on-cash: 87.01%
• DSCR: 4.87
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $228,200
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Rosser Ln	0.67mi	3/1.5 (+1)	1,400 (0%)	14mo	$200,000	$143	50
106 Gwenellen Dr	0.73mi	3/2.0 (+1)	1,340 (-4%)	10mo	$242,800	$181	46
1553 Queen Elizabeth Dr	0.49mi	3/2.0 (+1)	1,596 (+14%)	10mo	$260,000	$163	40

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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: 86.6%
• Equity multiple: 4.94×
• Total profit: $64,506
• Equity at exit: $8,723

10-year hold

• IRR: 89.5%
• Equity multiple: 9.97×
• Total profit: $146,884
• Equity at exit: $5,058

Cash invested: $16,380 (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 30248

• Home prices YoY: -21.0%
• Rents YoY: 2.2%
• Active inventory: 504
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,015 medium
• Mortgage (P&I): −$307
• Tax est. 1.5%: −$73 /mo · $878/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,188

Break-even live

Break-even rent $512

Max offer price $58,500

Occupancy floor 36%

Sensitivity live

Price	-10% $1,228	-5% $1,208	+0% $1,188	+5% $1,167	+10% $1,147
Rent	-10% $1,028	-5% $1,108	+0% $1,188	+5% $1,267	+10% $1,347
Rate	-1.0pp $1,217	-0.5pp $1,203	base $1,188	+0.5pp $1,173	+1.0pp $1,157

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Colony Park Ln Locust Grove, GA	3.0	3.0	1769	$1,931	$1.09	26d	1	1.05mi
317 Nutwood Trce Locust Grove, GA	3.0	2.5	1690	$1,985	$1.17	46d	1	1.49mi

Listing history 17 events

1. 2026-06-22
   days on market $58,500 Active 36 DOM
2. 2026-06-21
   days on market $58,500 Active 35 DOM
3. 2026-06-18
   days on market $58,500 Active 32 DOM
4. 2026-06-17
   days on market $58,500 Active 31 DOM
5. 2026-06-16
   days on market $58,500 Active 30 DOM
6. 2026-06-15
   days on market $58,500 Active 29 DOM
7. 2026-06-13
   days on market $58,500 Active 27 DOM
8. 2026-06-09
   days on market $58,500 Active 23 DOM
9. 2026-06-08
   days on market $58,500 Active 22 DOM
10. 2026-06-07
    days on market $58,500 Active 21 DOM
11. 2026-06-04
    days on market $58,500 Active 18 DOM
12. 2026-06-03
    days on market $58,500 Active 17 DOM
13. 2026-06-02
    days on market $58,500 Active 16 DOM
14. 2026-06-01
    days on market $58,500 Active 15 DOM
15. 2026-05-31
    statusdays on market $58,500 Active 14 DOM
16. 2026-05-15
    listed $58,500 New 1117-char remark
17. 2026-05-12
    listed $58,500 Active 839-char remark

    Show marketing remark (839 chars)

    Move-in ready double-wide with a clean, modern feel throughout. Features updated flooring, an updated kitchen with stainless steel appliances, and refreshed bathrooms. Recessed lighting and ceiling fans add a sleek, comfortable touch, while the spacious layout and natural light make the home feel open and inviting. Out back, two large sheds provide excellent storage and extra flexibility. Located in a well-maintained community with convenient access to shopping, dining, major highways, and just minutes from Tanger Outlets Locust Grove. The community also features an inground swimming pool and tennis court, adding to the overall appeal. Details: ? Move-in ready ? Appliances included ? Clean title Note: Home is in a mobile home community (land not included). Monthly lot rent required. Community application and approval required.

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

Taxation est. · year 1

• Rental income: $24,182
• − Mortgage interest: −$3,277
• − Property taxes: −$878
• − Insurance: −$292
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$1,702
• Taxable income: $14,164
• Est. tax owed @ 24.0%: −$3,399
• After-tax cash flow: $10,853/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 · 1 photo

Good 80/100 Cosmetic rehab

This mobile home is in good condition with recent renovations, offering a spacious and bright living space. Minor landscaping and painting improvements can further enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and can attract more buyers or renters.
• Both Painting exterior — Fresh paint can improve the home's appearance and value.
• Both Landscaping improvements — Enhances curb appeal and can attract more buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and can attract more buyers or renters. ↑
• Both Painting exterior — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping improvements — Enhances curb appeal and can attract more buyers or renters. ↑

ⓘ 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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — Locust Grove

• Score: 62/100
• State rank: #315
• US rank: #17034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 36,038
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 36,038
• Household income: $83,823
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 485.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 37% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Italian 2% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.09%
• Current HPI: 203.5358
• Rent YoY: ▲ 2.16%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-15 Listed $58,500 GAMLS
• 2026-05-12 Listed $58,500 FSBO.com