201 Locklear Cir · Braswell, GA 30157

$89,900

2 bd · 1.5 ba · 732 sqft · Manufactured public records · 1 Days on market

Built 1971 1.81 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 +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

Key facts

• Septic tank
• 1.81 acres
• 1.81 acre lot

Tags

• 1.81 ACRES
• FRONTAGE ON BOTH SIDES
• SEPTIC TANK
• HIGHLY DESIRABLE AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 14.6% vs local median 3.4% in Braswell — 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 60/100 on livability (#380 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• Paulding County (suburban): math 39% / reading 42% proficiency, ranked #33 of 174 in GA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sara M. Ragsdale Elementary (math 37% / reading 36%, grade F, #509 of 1,228 statewide, top 42%, 604 students, 56% FRL); Herschel Jones Middle School (math 24% / reading 33%, grade F, #260 of 470 statewide, top 56%, 807 students, 61% FRL) — zoned schools average 58% FRL vs 33% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.8%/yr); 598 active listings in the ZIP; solid renter incomes; 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 14.60%
• Cash-on-cash: 29.68%
• DSCR: 2.32
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 1.82×
• Total profit: $20,699
• Equity at exit: $13,404

10-year hold

• IRR: 27.1%
• Equity multiple: 3.07×
• Total profit: $52,115
• Equity at exit: $7,773

Cash invested: $25,172 (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 30157

• Home prices YoY: -9.4%
• Rents YoY: -2.8%
• Active inventory: 598
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $623

Break-even live

Break-even rent $705

Max offer price $89,900

Occupancy floor 53%

Sensitivity live

Price	-10% $674	-5% $648	+0% $623	+5% $597	+10% $572
Rent	-10% $505	-5% $564	+0% $623	+5% $682	+10% $741
Rate	-1.0pp $668	-0.5pp $646	base $623	+0.5pp $599	+1.0pp $576

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-04-23
   status Pending
2. 2026-04-22
   listed $89,900 Active
3. 2026-04-21
   status Under Contract 360-char remark

   Show marketing remark (360 chars)

   1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

4. 2026-04-20
   historical 360-char remark

   Show marketing remark (360 chars)

   1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

5. 2026-04-17
   status Back On Market 360-char remark

   Show marketing remark (360 chars)

   1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

6. 2026-04-15
   historical 360-char remark

   Show marketing remark (360 chars)

   1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

7. 2026-03-20
   status Back On Market 360-char remark

   Show marketing remark (360 chars)

   1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

8. 2026-03-16
   status Under Contract 360-char remark

   Show marketing remark (360 chars)

   1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

9. 2026-03-09
   status Back On Market 360-char remark

   Show marketing remark (360 chars)

   1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

10. 2026-03-07
    historical 360-char remark

    Show marketing remark (360 chars)

    1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

11. 2026-02-23
    status Back On Market 360-char remark

    Show marketing remark (360 chars)

    1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

12. 2026-02-21
    historical 360-char remark

    Show marketing remark (360 chars)

    1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

13. 2026-02-05
    status Back On Market 360-char remark

    Show marketing remark (360 chars)

    1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

14. 2026-01-31
    historical 360-char remark

    Show marketing remark (360 chars)

    1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

15. 2025-12-03
    status Back On Market 360-char remark

    Show marketing remark (360 chars)

    1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

16. 2025-12-01
    historical 360-char remark

    Show marketing remark (360 chars)

    1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

17. 2025-12-01
    historical

    Show marketing remark (360 chars)

    1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

18. 2025-10-20
    status Back On Market 360-char remark

    Show marketing remark (360 chars)

    1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

19. 2025-10-20
    status Active

    Show marketing remark (360 chars)

    1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

20. 2025-10-03
    status Under Contract 360-char remark

    Show marketing remark (360 chars)

    1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

21. 2025-10-03
    status Pending

    Show marketing remark (360 chars)

    1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

22. 2025-09-02
    listed $89,900 Active
23. 2025-08-28
    listed $89,900 New 360-char remark

    Show marketing remark (360 chars)

    1.81 acres with frontage on both sides of Locklear Circle. Septic tank in place at the mobile home site. Possible potential to subdivide and create 2 residential lots on both sides of the road. Conveniently located just off Hwy 278, Goldmine Road and close to the Paulding County Airport. Many possibilities and much potential in this highly desirable area.

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $827 · $69/mo
• Expected delta: +$255/yr (+$21/mo · 44.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $17,913
• − Mortgage interest: −$5,036
• − Property taxes: −$572
• − Insurance: −$450
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$2,615
• Taxable income: $6,374
• Est. tax owed @ 24.0%: −$1,530
• After-tax cash flow: $5,942/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: Paulding County
• NCES district ID: 1304020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $61,447
• Composite: 36.0/100
• National rank: #4784
• State rank: #33 of 174 in GA

Livability — Braswell

• Score: 60/100
• State rank: #380
• US rank: #19219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Paulding County · 134,013 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 53,445
• Household income: $93,625
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 375.0

Population outlook (Paulding County) Hauer SSP2

• Today (2025): 175,714 people
• By 2030: 186,082 · +5.9%
• By 2040: 204,414 · +16.3%
• By 2050: 217,040 · +23.5%
• By 2075: 236,980 · +34.9%
• By 2100: 238,314 · +35.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 13% Two or more races 9% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Paulding

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.7%
• 2008→2024 swing: +14.4pp toward D · 2008: -38.5pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+29.1 2016: R+41.2 2012: R+43.6 2008: R+38.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.28%
• Current HPI: 330.3487
• Rent YoY: ▼ -2.83%
• 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

+0.0% since first listed

23 events — show timeline

• 2026-04-23 Pending — FMLS
• 2026-04-22 Listed $89,900 FMLS
• 2026-04-21 Pending — GAMLS
• 2026-04-20 Listing Removed — GAMLS
• 2026-04-17 Relisted — GAMLS
• 2026-04-15 Listing Removed — GAMLS
• 2026-03-20 Relisted — GAMLS
• 2026-03-16 Pending — GAMLS
• 2026-03-09 Relisted — GAMLS
• 2026-03-07 Listing Removed — GAMLS
• 2026-02-23 Relisted — GAMLS
• 2026-02-21 Listing Removed — GAMLS
• 2026-02-05 Relisted — GAMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-12-03 Relisted — GAMLS
• 2025-12-01 Listing Removed — FMLS
• 2025-12-01 Listing Removed — GAMLS
• 2025-10-20 Relisted — GAMLS
• 2025-10-20 Relisted — FMLS
• 2025-10-03 Pending — GAMLS
• 2025-10-03 Pending — FMLS
• 2025-09-02 Listed $89,900 FMLS
• 2025-08-28 Listed $89,900 GAMLS

Property tax history

+2.4%/yr

Latest (2025): $572 · +505.4% YoY. Source: county tax records.