798 Peeksville Rd · Locust Grove, GA 30248

$144,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 66 Days on market

Manufactured home Built 1987 10,018 sqft 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The modular home is off the main road on its own land. Ready for your next renovation project. The home offers tons of opportunity to bring this home to its full potential. NO blind offers. Home is vacant but schedule through ShowingTime to get the code.

Key facts

• 0.23 acre lot
• Built 1987
• Listed 65 days

Property features AI

Finance

• Other: Lot approximately 0.23 acres
• HOA & community: No HOA

Exterior

• Parking: Open parking with parking pad
• Utilities: Public water; Public sewer; Cable available; Electricity available; High-speed internet available
• Home design: Manufactured single-family residence; Residential property; Fixer condition; Built in 1987
• Construction: Vinyl siding; Composition roof; Manufactured house structure
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One-level living; Family room; Crawl space basement
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $144k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $135k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.1% in Locust Grove — 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 62/100 on livability (#315 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Unity Grove Elementary School (math 33% / reading 30%, grade F, #612 of 1,228 statewide, top 50%, 838 students, 53% FRL); Locust Grove Middle (math 30% / reading 35%, grade F, #221 of 470 statewide, top 48%, 1,103 students, 51% FRL); Locust Grove High (math 7% / reading 33%, grade F, #232 of 424 statewide, top 56%, 1,637 students, 41% FRL).
• Market conditions: Rents rising (+2.2%/yr); 504 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $996 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $144k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 1.10% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-6,646
• Equity at exit: $21,471

10-year hold

• IRR: 4.3%
• Equity multiple: 1.30×
• Total profit: $12,081
• Equity at exit: $12,450

Cash invested: $40,320 (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 30248

• Home prices YoY: -21.0%
• Rents YoY: 2.2%
• Active inventory: 504
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$149 /mo · $1,782/yr
• Insurance: −$60
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $283

Break-even live

Break-even rent $1,220

Max offer price $144,000

Occupancy floor 77%

Sensitivity live

Price	-10% $364	-5% $323	+0% $283	+5% $242	+10% $201
Rent	-10% $158	-5% $220	+0% $283	+5% $345	+10% $407
Rate	-1.0pp $355	-0.5pp $319	base $283	+0.5pp $245	+1.0pp $207

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Waters Edge Dr Locust Grove, GA	3.0	2.0	1320	$1,825	$1.38	27d	1	0.18mi
308 Kellys Walk Locust Grove, GA	3.0	2.0	1319	$1,810	$1.37	2d	1	0.28mi
1221 Browns Country Ln Locust Grove, GA	3.0	2.0	1379	$1,759	$1.28	46d	1	0.51mi
239 Kings Cv Locust Grove, GA	3.0	2.0	1479	$1,570	$1.06	15d	1	0.85mi

Listing history 19 events

1. 2026-06-22
   days on market $144,000 Active 66 DOM
2. 2026-06-21
   days on market $144,000 Active 65 DOM
3. 2026-06-18
   days on market $144,000 Active 62 DOM
4. 2026-06-17
   days on market $144,000 Active 61 DOM
5. 2026-06-16
   days on market $144,000 Active 60 DOM
6. 2026-06-15
   days on market $144,000 Active 59 DOM
7. 2026-06-13
   days on market $144,000 Active 57 DOM
8. 2026-06-09
   days on market $144,000 Active 53 DOM
9. 2026-06-08
   days on market $144,000 Active 52 DOM
10. 2026-06-07
    days on market $144,000 Active 51 DOM
11. 2026-06-04
    days on market $144,000 Active 48 DOM
12. 2026-06-03
    days on market $144,000 Active 47 DOM
13. 2026-06-02
    days on market $144,000 Active 46 DOM
14. 2026-06-01
    days on market $144,000 Active 45 DOM
15. 2026-05-31
    days on market $144,000 Active 44 DOM
16. 2026-05-15
    price $144,000 258-char remark
17. 2026-04-17
    listed $149,000 New 258-char remark
18. 1996-07-02
    soldstatus $47,199
19. 1987-08-17
    soldstatus $48,000

ⓘ 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: $1,782 · $149/mo
• Projected year-2 tax: $1,782 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,933
• − Mortgage interest: −$8,066
• − Property taxes: −$1,782
• − Insurance: −$720
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$4,189
• Taxable income: $1,146
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $3,118/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — Locust Grove

• Score: 62/100
• State rank: #315
• US rank: #17034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Locust Grove, GA
• County: Henry County · 316,359 people
• City population: 36,038
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 36,038
• Household income: $83,823
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 485.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 37% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Italian 2% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.09%
• Current HPI: 203.5358
• Rent YoY: ▲ 2.16%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• 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

+200.0% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $144,000 GAMLS
• 2026-04-17 Listed $149,000 GAMLS
• 1996-07-02 Sold (Public Records) $47,199 Public Records
• 1987-08-17 Sold (Public Records) $48,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,782 · +5.7% YoY. Source: county tax records.