4883 Thomas Lee Rd · Newton, GA 39870

$49,900

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 48 Days on market

Built 1994 1.00 ac lot ↓ 17% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

QUIET COUNTRY LIVING WITH ENDLESS POTENTIAL! This 3 bedroom, 1.5 bath mobile home offers 1,782 sq ft of living space and a peaceful setting with plenty of opportunity to make it your own. While the home could use some updating, the price is reflective of the improvements needed, making this a great option for buyers looking for value, space, and room to customize. With a functional layout, comfortable living areas, and a quiet country feel, this property is full of potential. Bring your vision and make this one shine!

Key facts

• 1 acre lot
• Built 1994
• Listed 47 days

Property features AI

Exterior

• Utilities: Private well water; Septic tank
• Home design: Single-story manufactured home; Residential property
• Construction: Wood siding; Metal roof
• Exterior features: Covered porch or patio

Interior

• Kitchen: Dishwasher
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#504 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime D, schools F, amenities F.
• Baker County (rural): math 10% / reading 15% proficiency, ranked #183 of 187 in GA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $610 of equity ($345 loan paydown + $265 appreciation (0.5% local appreciation)).
• Baker County population projected at -45% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 2.51% ✓
• Cap rate: 22.35%
• Cash-on-cash: 57.36%
• DSCR: 3.55
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.6%
• Equity multiple: 4.03×
• Total profit: $42,346
• Equity at exit: $15,830

10-year hold

• IRR: 61.4%
• Equity multiple: 8.13×
• Total profit: $99,676
• Equity at exit: $20,135

Cash invested: $13,972 (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 39870

• Home prices YoY: 0.6%
• Active inventory: 3
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $668

Break-even live

Break-even rent $409

Max offer price $49,900

Occupancy floor 42%

Sensitivity live

Price	-10% $696	-5% $682	+0% $668	+5% $654	+10% $640
Rent	-10% $569	-5% $618	+0% $668	+5% $717	+10% $767
Rate	-1.0pp $693	-0.5pp $681	base $668	+0.5pp $655	+1.0pp $642

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $49,900 Active 48 DOM
2. 2026-06-19
   days on market $49,900 Active 46 DOM
3. 2026-06-18
   days on market $49,900 Active 45 DOM
4. 2026-06-17
   days on market $49,900 Active 44 DOM
5. 2026-06-16
   days on market $49,900 Active 43 DOM
6. 2026-06-15
   days on market $49,900 Active 42 DOM
7. 2026-06-14
   days on market $49,900 Active 40 DOM
8. 2026-06-13
   days on market $49,900 Active 39 DOM
9. 2026-06-10
   days on market $49,900 Active 37 DOM
10. 2026-06-09
    days on market $49,900 Active 36 DOM
11. 2026-06-08
    days on market $49,900 Active 35 DOM
12. 2026-06-07
    days on market $49,900 Active 34 DOM
13. 2026-06-05
    days on market $49,900 Active 31 DOM
14. 2026-06-03
    pricedays on market $49,900 Active 30 DOM
15. 2026-06-02
    days on market $59,900 Active 29 DOM
16. 2026-06-01
    days on market $59,900 Active 28 DOM
17. 2026-05-31
    days on market $59,900 Active 27 DOM
18. 2026-05-30
    days on market $59,900 Active 26 DOM
19. 2026-05-04
    listed $59,900 Active 514-char remark

ⓘ 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: $489 · $41/mo
• Projected year-2 tax: $489 · $41/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $15,055
• − Mortgage interest: −$2,795
• − Property taxes: −$489
• − Insurance: −$250
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$1,452
• Taxable income: $7,661
• Est. tax owed @ 24.0%: −$1,839
• After-tax cash flow: $6,176/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: Baker County
• NCES district ID: 1300180
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 15% ▬ 0.00%
• Median HH income: $36,192
• Composite: 13.92/100
• National rank: #14459
• State rank: #183 of 187 in GA

Livability — Newton

• Score: 56/100
• State rank: #504
• US rank: #23061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,869

Population outlook (Baker County) Hauer SSP2

• Today (2025): 2,680 people
• By 2030: 2,423 · -9.6%
• By 2040: 1,914 · -28.6%
• By 2050: 1,472 · -45.1%
• By 2075: 703 · -73.8%
• By 2100: 358 · -86.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 50% White 44% Two or more races 3% Hispanic / Latino 3% Native American 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Baker

• 2024 margin: R (+19.9) · D 40.0% · R 59.8%
• 2008→2024 swing: -20.9pp toward R · 2008: 1.1pp · 2024: -19.9pp
• All cycles: 2024: R+19.9 2020: R+15.8 2016: R+8.7 2012: D+0.4 2008: D+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.53%
• Current HPI: 97.0944
• 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

-16.7% since first listed

2 events — show timeline

• 2026-06-03 Price Changed $49,900 SWGABOR
• 2026-05-04 Listed $59,900 SWGABOR

Property tax history

+2.0%/yr

Latest (2025): $489 · +11.3% YoY. Source: county tax records.