641 Cusseta Hwy · Box Springs, GA 31801

$80,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 52 Days on market

Built 1989 2.67 ac lot

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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 +6.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

HUD Case # 105-667587. 3 Bedroom 2 Bath single family mobile home. 1,568 heated sf on 2.67 acres in Talbot County Georgia at Cusseta Hwy and Spano Dr. Home features kitchen. Dining area. Living room with fireplace. Master bedroom and bath. Additional 2 bedrooms and bathroom. Completley fenced lot with multiple gates and storage buildings. 2 car carport, rear deck, above ground pool. Lake view with dock. This home is sold "As Is" without any guarantee or warranty by seller. Home is Insured under FHA Standards. Equal Housing Opportunity. For more information go to https://www. hudhomestore. gov for offer submission.

Key facts

• Kitchen
• Dining area
• Storage buildings

Tags

• KITCHEN
• DINING AREA
• LIVING ROOM WITH FIREPLACE
• COMPLETELY FENCED LOT
• MULTIPLE GATES
• STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Talbot County (rural): math 13% / reading 17% proficiency, ranked #178 of 187 in GA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 15 active listings in the ZIP; 2 units permitted in Talbot County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.1% local appreciation)).
• Talbot County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($78k) 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: major wind risk, 75% chance of damaging wind over 30y; major 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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. 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.
4. 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.
5. 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: 1.51% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.80%
• DSCR: 2.15
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.9%
• Equity multiple: 2.81×
• Total profit: $40,517
• Equity at exit: $36,224

10-year hold

• IRR: 32.2%
• Equity multiple: 5.51×
• Total profit: $100,930
• Equity at exit: $56,022

Cash invested: $22,400 (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 31801

• Home prices YoY: 1.1%
• Active inventory: 15
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $482

Break-even live

Break-even rent $602

Max offer price $80,000

Occupancy floor 55%

Sensitivity live

Price	-10% $527	-5% $504	+0% $482	+5% $459	+10% $436
Rent	-10% $386	-5% $434	+0% $482	+5% $529	+10% $577
Rate	-1.0pp $522	-0.5pp $502	base $482	+0.5pp $461	+1.0pp $440

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-11
   status Pending 631-char remark

   Show marketing remark (631 chars)

   HUD Case # 105-667587. 3 Bedroom 2 Bath single family mobile home. 1,568 heated sf on 2.67 acres in Talbot County Georgia at Cusseta Hwy and Spano Dr. Home features kitchen. Dining area. Living room with fireplace. Master bedroom and bath. Additional 2 bedrooms and bathroom. Completley fenced lot with multiple gates and storage buildings. 2 car carport, rear deck, above ground pool. Lake view with dock. This home is sold "As Is" without any guarantee or warranty by seller. Home is Insured under FHA Standards. Equal Housing Opportunity. For more information go to https://www. hudhomestore. gov for offer submission.

2. 2026-05-02
   status Active 631-char remark

   Show marketing remark (631 chars)

   HUD Case # 105-667587. 3 Bedroom 2 Bath single family mobile home. 1,568 heated sf on 2.67 acres in Talbot County Georgia at Cusseta Hwy and Spano Dr. Home features kitchen. Dining area. Living room with fireplace. Master bedroom and bath. Additional 2 bedrooms and bathroom. Completley fenced lot with multiple gates and storage buildings. 2 car carport, rear deck, above ground pool. Lake view with dock. This home is sold "As Is" without any guarantee or warranty by seller. Home is Insured under FHA Standards. Equal Housing Opportunity. For more information go to https://www. hudhomestore. gov for offer submission.

3. 2026-01-26
   status Pending 631-char remark

   Show marketing remark (631 chars)

   HUD Case # 105-667587. 3 Bedroom 2 Bath single family mobile home. 1,568 heated sf on 2.67 acres in Talbot County Georgia at Cusseta Hwy and Spano Dr. Home features kitchen. Dining area. Living room with fireplace. Master bedroom and bath. Additional 2 bedrooms and bathroom. Completley fenced lot with multiple gates and storage buildings. 2 car carport, rear deck, above ground pool. Lake view with dock. This home is sold "As Is" without any guarantee or warranty by seller. Home is Insured under FHA Standards. Equal Housing Opportunity. For more information go to https://www. hudhomestore. gov for offer submission.

4. 2025-12-16
   listed $80,000 Active 631-char remark

   Show marketing remark (631 chars)

   HUD Case # 105-667587. 3 Bedroom 2 Bath single family mobile home. 1,568 heated sf on 2.67 acres in Talbot County Georgia at Cusseta Hwy and Spano Dr. Home features kitchen. Dining area. Living room with fireplace. Master bedroom and bath. Additional 2 bedrooms and bathroom. Completley fenced lot with multiple gates and storage buildings. 2 car carport, rear deck, above ground pool. Lake view with dock. This home is sold "As Is" without any guarantee or warranty by seller. Home is Insured under FHA Standards. Equal Housing Opportunity. For more information go to https://www. hudhomestore. gov for offer submission.

ⓘ 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: $276 · $23/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$460/yr (+$38/mo · 166.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% 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: $14,543
• − Mortgage interest: −$4,481
• − Property taxes: −$276
• − Insurance: −$400
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,327
• Taxable income: $4,732
• Est. tax owed @ 24.0%: −$1,136
• After-tax cash flow: $4,643/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: Talbot County
• NCES district ID: 1304650
• Math proficiency: 13% ▲ 1.00%
• Reading proficiency: 17% ▲ 4.00%
• Median HH income: $34,696
• Composite: 15.75/100
• National rank: #14322
• State rank: #178 of 187 in GA

Livability — Box Springs

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,786

Population outlook (Talbot County) Hauer SSP2

• Today (2025): 5,470 people
• By 2030: 5,076 · -7.2%
• By 2040: 4,394 · -19.7%
• By 2050: 3,891 · -28.9%
• By 2075: 3,552 · -35.1%
• By 2100: 3,675 · -32.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 15% Two or more races 9% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 2%

Political lean MEDSL · Talbot

• 2024 margin: D (+12.0) · D 55.9% · R 43.9%
• 2008→2024 swing: -16.9pp toward R · 2008: 28.9pp · 2024: 12.0pp
• All cycles: 2024: D+12.0 2020: D+20.5 2016: D+24.8 2012: D+30.4 2008: D+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.06%
• Current HPI: 280.4765
• 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 events — show timeline

• 2026-05-11 Pending — CBOR
• 2026-05-02 Relisted — CBOR
• 2026-01-26 Pending — CBOR
• 2025-12-16 Listed $80,000 CBOR

Property tax history

-3.6%/yr

Latest (2025): $276 · -0.4% YoY. Source: county tax records.