287 Lee Road 169 · Antioch, GA 36874

$54,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 18 Days on market

Built 2000 Fair condition 0.51 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
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Sitting on a spacious half-acre lot, this home offers great potential with plenty of desirable features already in place. Enjoy outdoor living on both the front deck and the back deck, perfect for relaxing or entertaining. Inside, the home includes ceiling fans, a flat-top stove, refrigerator, dishwasher, and a dedicated laundry room for added convenience. The master bathroom provides a comfortable retreat with a garden tub, separate shower, and double vanities. While the home needs TLC, it presents an excellent opportunity to update, personalize, and add value to a property with solid fundamentals and generous space. SOLD AS IS. May be subject to RIGHTS OF REDEMPTION which expire 11/13/202

Key facts

• Half-acre lot
• Front deck
• Flat-top stove

Tags

• HALF-ACRE LOT
• FRONT DECK
• BACK DECK
• CEILING FANS
• FLAT-TOP STOVE
• REFRIGERATOR

Property features AI

Finance

• Other: Located in the Greenridge subdivision
• HOA & community: No association amenities

Exterior

• Utilities: Water available
• Home design: Single-story; Mobile home; Residential property
• Construction: Vinyl siding
• Exterior features: Deck; No fencing

Interior

• Kitchen: Oven
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Two main-level bathrooms
• Heating & cooling: Central electric air conditioning; Ceiling fan(s) for cooling; Forced air heating
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 34.4% vs local median 2.3% in Antioch — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lee County (rural): math 23% / reading 47% proficiency, ranked #40 of 129 in AL (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beauregard Elementary School (math 32% / reading 61%, grade D-, #159 of 627 statewide, top 26%, 769 students, 67% FRL) — zoned schools average 67% FRL vs 48% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lee County population projected at +54% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,076 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 3.84% ✓
• Cap rate: 34.44%
• Cash-on-cash: 100.52%
• DSCR: 5.47
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.76×
• Total profit: $73,149
• Equity at exit: $8,186

10-year hold

• IRR: —
• Equity multiple: 12.02×
• Total profit: $169,431
• Equity at exit: $4,747

Cash invested: $15,372 (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 36874

• Home prices YoY: -28.1%
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,110 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $1,288

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 34%

Sensitivity live

Price	-10% $1,326	-5% $1,307	+0% $1,288	+5% $1,269	+10% $1,250
Rent	-10% $1,121	-5% $1,204	+0% $1,288	+5% $1,371	+10% $1,454
Rate	-1.0pp $1,315	-0.5pp $1,302	base $1,288	+0.5pp $1,273	+1.0pp $1,259

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $54,900 Active 18 DOM
2. 2026-06-18
   days on market $54,900 Active 17 DOM
3. 2026-06-17
   days on market $54,900 Active 16 DOM
4. 2026-06-16
   days on market $54,900 Active 15 DOM
5. 2026-06-15
   days on market $54,900 Active 14 DOM
6. 2026-06-14
   days on market $54,900 Active 12 DOM
7. 2026-06-13
   days on market $54,900 Active 11 DOM
8. 2026-06-10
   days on market $54,900 Active 9 DOM
9. 2026-06-09
   days on market $54,900 Active 8 DOM
10. 2026-06-08
    days on market $54,900 Active 7 DOM
11. 2026-06-07
    days on market $54,900 Active 6 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    days on market $54,900 Active 3 DOM
14. 2026-06-03
    days on market $54,900 Active 2 DOM
15. 2026-06-03
    remarks 677-char remark
16. 2026-06-02
    remarks 665-char remark
17. 2026-06-02
    listed $54,900 Active 1 DOM

ⓘ 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: $25,323
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$1,597
• Taxable income: $15,501
• Est. tax owed @ 24.0%: −$3,720
• After-tax cash flow: $11,732/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 · 13 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Kitchen appliances — Older and outdated, likely in need of replacement.
• Major Bathroom fixtures — Outdated and in poor condition, requiring replacement.
• Major Flooring — Outdated and in poor condition, requiring replacement.
• Moderate Exterior siding — Weathered and in need of repainting or replacement.
• Minor Front porch — Needs cleaning and minor repairs.

Value-add opportunities

• Resale Kitchen appliances — Modern appliances will attract more buyers and increase the home's appeal.
• Resale Bathroom fixtures — Upgraded fixtures will enhance the home's appeal and functionality.
• Resale Flooring — New flooring will improve the home's appearance and functionality.
• Resale Exterior siding — Repainting or replacing the siding will improve the home's curb appeal and value.
• Both Landscaping — A well-maintained landscape will enhance the home's curb appeal and attract more buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Older and outdated, likely in need of replacement.	Major	$15,000–50,000
Bathroom fixtures · Outdated and in poor condition, requiring replacement.	Major	$15,000–50,000
Flooring · Outdated and in poor condition, requiring replacement.	Major	$15,000–50,000
Exterior siding · Weathered and in need of repainting or replacement.	Moderate	$3,000–15,000
Front porch · Needs cleaning and minor repairs.	Minor	$500–3,000
Total estimated repair cost · 5 items		$48,500–168,000

Value-add ROI direction

• Resale Kitchen appliances — Modern appliances will attract more buyers and increase the home's appeal. ↑
• Resale Bathroom fixtures — Upgraded fixtures will enhance the home's appeal and functionality. ↑
• Resale Flooring — New flooring will improve the home's appearance and functionality. ↑
• Resale Exterior siding — Repainting or replacing the siding will improve the home's curb appeal and value. ↑
• Both Landscaping — A well-maintained landscape will enhance the home's curb appeal and attract more buyers. ↑

ⓘ 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: Lee County
• NCES district ID: 0102070
• Math proficiency: 23% ▼ -27.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $47,786
• Composite: 30.04/100
• National rank: #6355
• State rank: #40 of 129 in AL

Livability — Antioch

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

Census & demographics

• Population (ZIP): 10,329

Population outlook (Lee County) Hauer SSP2

• Today (2025): 196,440 people
• By 2030: 217,417 · +10.7%
• By 2040: 259,467 · +32.1%
• By 2050: 301,557 · +53.5%
• By 2075: 402,186 · +104.7%
• By 2100: 474,503 · +141.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 19% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+27.8) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -8.1pp toward R · 2008: -19.8pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+20.1 2016: R+23.1 2012: R+19.9 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.13%
• Current HPI: 218.2835
• 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

• 2026-06-01 Listed $54,900 LCMLS