435 Cody Rd · Alma, GA 31554

$139,000

4 bd · 3.0 ba · 2,128 sqft · Manufactured public records · 12 Days on market

Built 2000 1.01 ac lot

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Why this score? — see what drove the C+ 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +5.3/10.0
• Schools +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Take a look at this spacious 2,128 square foot manufactured home offering 4 bedrooms and 2 bathrooms with plenty of room for the whole family! This well-maintained home features a functional floor plan with two large living areas, a spacious kitchen, and a massive private master suite designed for comfort and convenience. The additional bedrooms provide flexibility for guests, a home office, or growing families. Whether you are searching for a starter home, forever home, or investment opportunity, this property offers space, comfort, and affordability all in one package. Don't miss your chance to make this home yours!

Key facts

• 1.01 acre lot
• Built 2000
• Listed 12 days

Property features AI

Finance

• Other: Lot about 1.01 acres
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No HOA

Exterior

• Parking: No parking listed
• Utilities: Well water; Septic tank; Cable available; Electricity available; High-speed internet available
• Home design: Single-family residence; Residential property; Resale; Built in 2000
• Construction: Vinyl siding; Composition roof; Approximately 2,128 above-grade finished square feet
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Den; Laundry room; No basement; Other interior features
• Laundry & utility: Laundry room (features listed as other)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).

Location & tenants

• Location reads 54/100 on livability (#530 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities F.
• Bacon County (rural): math 48% / reading 36% proficiency, ranked #43 of 174 in GA (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bacon County Primary School (571 students, 90% FRL) — zoned schools average 90% FRL vs 58% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($961 loan paydown + $4k appreciation (2.6% local appreciation)).
• Bacon County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $139,000

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: 1.03% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.85×
• Total profit: $32,994
• Equity at exit: $59,532

10-year hold

• IRR: 17.1%
• Equity multiple: 3.42×
• Total profit: $94,163
• Equity at exit: $89,502

Cash invested: $38,920 (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 31554

• Home prices YoY: 1.2%
• Active inventory: 9
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $300

Break-even live

Break-even rent $1,057

Max offer price $139,000

Occupancy floor 74%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-03
   status $139,000 Under Contract 12 DOM
2. 2026-06-02
   days on market $139,000 New 12 DOM
3. 2026-06-01
   days on market $139,000 New 11 DOM
4. 2026-05-31
   days on market $139,000 New 10 DOM
5. 2026-05-31
   days on market $139,000 New 9 DOM
6. 2026-05-18
   listed $139,000 New

ⓘ 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: $583 · $49/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$696/yr (+$58/mo · 119.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,244
• − Mortgage interest: −$7,786
• − Property taxes: −$583
• − Insurance: −$695
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$4,044
• Taxable income: $1,377
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $3,267/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: Bacon County
• NCES district ID: 1300150
• Math proficiency: 48% ▬ 0.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $35,087
• Composite: 34.79/100
• National rank: #5112
• State rank: #43 of 174 in GA

Livability — Alma

• Score: 54/100
• State rank: #530
• US rank: #23747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,343

Population outlook (Bacon County) Hauer SSP2

• Today (2025): 11,676 people
• By 2030: 11,831 · +1.3%
• By 2040: 12,066 · +3.3%
• By 2050: 12,250 · +4.9%
• By 2075: 12,308 · +5.4%
• By 2100: 11,278 · -3.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 31% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Bacon

• 2024 margin: Solid R (+73.2) · D 13.3% · R 86.5%
• 2008→2024 swing: -15.5pp toward R · 2008: -57.7pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+72.7 2016: R+68.5 2012: R+58.6 2008: R+57.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.62%
• Current HPI: 220.4768
• 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 event — show timeline

• 2026-05-18 Listed $139,000 GAMLS

Property tax history

-1.8%/yr

Latest (2025): $583 · -19.0% YoY. Source: county tax records.