1432 Dunbar Rd · Byron, GA 31008

$115,000

3 bd · 2.0 ba · 2,176 sqft · SingleFamily · 124 Days on market

Built 2007 Good condition $53/sqft · 49% below area Est $224k · 49% under ↓ 4% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FOR SALE: Immaculate very well kept 2007 3-Bedroom 2-Bath 32x68 Horton Big Boss Mobile Home Located in Kingridge Senior Park (55+ gated community). Very quiet, clean and safe community. This is mobile home only. Land is not included. Lot rent is $325. Includes storage house and covered parking unit. Perfect for retired person or couple looking to downsize living spaces. Home can be moved.

Key facts

• Gated community
• Storage house
• Covered parking unit

Tags

• GATED COMMUNITY
• STORAGE HOUSE
• COVERED PARKING UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 4.0% in Byron — 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 68/100 on livability (#137 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, employment D, amenities 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.
• Market conditions: 205 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Houston County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.66% ✓
• Cap rate: 13.74%
• Cash-on-cash: 26.61%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $224,433
• List price: $115,000
• Delta: -48.76%
• 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
100 Crystal Ridge Cir	0.29mi	3/2.0	2,048 (-6%)	1mo	$282,000	$138	76
101 Crystal Ridge Cir	0.30mi	3/2.0	2,090 (-4%)	9mo	$275,000	$132	72
146 Crystal Ridge Cir	0.15mi	3/2.0	1,875 (-14%)	8mo	$265,000	$141	63
127 Marlin Ter	0.62mi	4/2.0 (+1)	2,130 (-2%)	9mo	$186,000	$87	55
196 Amelia Dr	0.55mi	4/3.0 (+1)	2,238 (+3%)	7mo	$289,300	$129	55
339 Brighton Dr	0.28mi	4/3.0 (+1)	2,387 (+10%)	10mo	$155,000	$65	54
255 Bayberry Dr	0.59mi	4/2.0 (+1)	2,280 (+5%)	7mo	$170,000	$75	53
125 Gleneagle Dr	0.73mi	3/2.0	2,069 (-5%)	7mo	$304,000	$147	52
116 Dundee Pass	0.74mi	3/2.0	2,318 (+6%)	10mo	$295,000	$127	46
143 Gleneagle Dr	0.69mi	4/2.0 (+1)	2,372 (+9%)	12mo	$299,000	$126	38
930 Amelia Dr	0.74mi	4/3.0 (+1)	2,188 (+1%)	23mo	$280,000	$128	37
138 Gleneagle Dr	0.70mi	3/2.0	1,851 (-15%)	15mo	$270,000	$146	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 1.83×
• Total profit: $26,864
• Equity at exit: $17,147

10-year hold

• IRR: 28.7%
• Equity multiple: 3.55×
• Total profit: $82,059
• Equity at exit: $9,943

Cash invested: $32,200 (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 31008

• Home prices YoY: -18.1%
• Active inventory: 205
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $714

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 58%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Citrona Dr Byron, GA	4.0	2.5	2164	$2,020	$0.93	21d	1	0.65mi
807 Citrona Dr Byron, GA	4.0	2.5	2164	$2,020	$0.93	43d	1	0.65mi
156 Amelia Dr Byron, GA	4.0	3.0	2200	$2,300	$1.05	13d	1	0.71mi
111 Brighton Dr Byron, GA	3.0	2.0	1782	$1,500	$0.84	43d	1	0.74mi
111 Brighton Dr Byron, GA	3.0	2.0	1782	$1,400	$0.79	21d	1	0.74mi
307 Timberwind Dr Byron, GA	3.0	2.5	1908	$1,850	$0.97	13d	1	1.23mi
302 Timberwind Dr Byron, GA	3.0	2.0	1449	$1,500	$1.04	13d	1	1.24mi
112 Rock Run Trl Warner Robins, GA	4.0	2.5	2376	$2,295	$0.97	43d	1	1.41mi
110 Sea Oaks Ct Byron, GA	3.0	2.0	2055	$2,050	$1.00	43d	1	1.44mi
1280 Dunbar Rd Warner Robins, GA	2.0–4.0	2.0	1235	$2,052	$1.66	13d	11	1.47mi

Listing history 12 events

1. 2026-06-10
   days on market $115,000 Active 124 DOM
2. 2026-06-09
   days on market $115,000 Active 123 DOM
3. 2026-06-08
   days on market $115,000 Active 122 DOM
4. 2026-06-07
   days on market $115,000 Active 121 DOM
5. 2026-06-05
   days on market $115,000 Active 118 DOM
6. 2026-06-03
   days on market $115,000 Active 117 DOM
7. 2026-06-02
   days on market $115,000 Active 116 DOM
8. 2026-06-01
   days on market $115,000 Active 115 DOM
9. 2026-05-31
   days on market $115,000 Active 114 DOM
10. 2026-05-30
    days on market $115,000 Active 113 DOM
11. 2026-02-12
    price $115,000 393-char remark

    Show marketing remark (393 chars)

    FOR SALE: Immaculate very well kept 2007 3-Bedroom 2-Bath 32x68 Horton Big Boss Mobile Home Located in Kingridge Senior Park (55+ gated community). Very quiet, clean and safe community. This is mobile home only. Land is not included. Lot rent is $325. Includes storage house and covered parking unit. Perfect for retired person or couple looking to downsize living spaces. Home can be moved.

12. 2026-02-06
    listed $120,000 Active 393-char remark

    Show marketing remark (393 chars)

    FOR SALE: Immaculate very well kept 2007 3-Bedroom 2-Bath 32x68 Horton Big Boss Mobile Home Located in Kingridge Senior Park (55+ gated community). Very quiet, clean and safe community. This is mobile home only. Land is not included. Lot rent is $325. Includes storage house and covered parking unit. Perfect for retired person or couple looking to downsize living spaces. Home can be moved.

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,916
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$3,345
• Taxable income: $7,162
• Est. tax owed @ 24.0%: −$1,719
• After-tax cash flow: $6,848/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 75/100 Cosmetic rehab

This mobile home is in good condition with some cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Moderate kitchen appliances — dated and in need of updating

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Resale update kitchen cabinets and appliances — Modernizing the kitchen can attract more buyers
• Resale update bathroom fixtures — Fresh, updated fixtures can make a big impact on the home's appeal
• Both landscaping — A well-maintained yard can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
kitchen appliances · dated and in need of updating	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Resale update kitchen cabinets and appliances — Modernizing the kitchen can attract more buyers ↑
• Resale update bathroom fixtures — Fresh, updated fixtures can make a big impact on the home's appeal ↑
• Both landscaping — A well-maintained yard can increase both resale and rental value ↑

ⓘ 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: 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 — Byron

• Score: 68/100
• State rank: #137
• US rank: #9318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,882

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: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -45.93%
• Current HPI: 208.0889
• 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

-4.2% since first listed

2 events — show timeline

• 2026-02-12 Price Changed $115,000 ForSaleByOwner.com
• 2026-02-06 Listed $120,000 ForSaleByOwner.com