590 Unionville Rd · Forsyth, GA 31029

$235,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 15 Days on market

Built 2002 Good condition 3.97 ac lot

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Why this score? — see what drove the D- 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 +9.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This newly renovated three bedroom, two bath mobile home sits on a 3.97 acre wooded lot, offering a fresh start for buyers seeking move-in readiness. The interior reflects updates throughout. New paint, carpet, and LVP flooring create a clean, cohesive aesthetic across all living spaces. The kitchen features new countertops and appliances, providing a functional hub for meal preparation and daily living. New windows flood the home with natural light while improving energy efficiency. Outside, a large covered front porch welcomes residents and provides a sheltered outdoor entry. The expansive wooded lot offers privacy and breathing room, with nearly four acres of natural surroundings. A new roof protects the structure, while new HVAC ensures reliable climate control year-round. These upgrades eliminate concerns about major expenses in the near term. All the heavy lifting has been completed, leaving you free to settle in and enjoy your new home. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. Supra lockbox on front door for agent showings at agents convenience. Do not use Showing Time! All offers to be submitted by real estate agents using the HomePath Online Offer System at HomePath.com or at homepath. fanniemae.com. Contract paperwork will be Fannie Mae contract, not GAR. Earnest money wired to and held by Seller's attorney after offer acceptance. Buyer may use Seller's attorney to close the transaction or may use a closing attorney of Buyer's choice, but EM will ALWAYS be held by Seller's attorney. If Seller's attorney closes the transaction then Owner's Title Insurance will be provided to Buyer free of charge. Buyer and selling agent required to do their own due diligence to verify all information. Listing information is not guaranteed.

Key facts

• Wooded lot
• New paint
• New appliances

Tags

• NEWLY RENOVATED
• WOODED LOT
• NEW PAINT
• NEW COUNTERTOPS
• NEW APPLIANCES
• NEW WINDOWS

Property features AI

Finance

• Other: Property listed as government owned / real estate owned and sold as-is
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Well water; Septic tank; Electricity available
• Home design: Manufactured single-family residence; One level; Updated / remodeled; Manufactured house structure
• Construction: Built in 2002; Vinyl siding; Composition roof; Block foundation
• Exterior features: Porch; Private lot

Interior

• Kitchen: Kitchen island; Dishwasher
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Other
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Central heating (heat pump); Central air (heat pump)
• Interior features: Double vanity; Split bedroom plan; Walk-in closet(s); Fireplace (1 total)
• Laundry & utility: Laundry room / mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (22.0% below list).
• Recommended offer: $183k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.0% in Forsyth — 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 76/100 on livability (#24 in GA, #3,557 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Monroe County (rural): math 43% / reading 48% proficiency, ranked #22 of 174 in GA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Samuel E. Hubbard Elementary School (math 48% / reading 41%, grade F, #336 of 1,228 statewide, top 29%, 732 students, 57% FRL); Monroe County Middle School- Banks Stephens Campus (math 45% / reading 50%, grade C-, #84 of 470 statewide, top 19%, 994 students, 47% FRL); Mary Persons High School (math 21% / reading 57%, grade F, #59 of 424 statewide, top 14%, 1,287 students, 41% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 285 active listings in the ZIP; 281 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($231k) 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, 46% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,386 (22.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 10.7

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-49,216
• Equity at exit: $35,039

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-57,119
• Equity at exit: $20,319

Cash invested: $65,800 (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 31029

• Home prices YoY: -10.0%
• Active inventory: 285
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-175

Break-even live

Break-even rent $2,056

Max offer price $209,636

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-94	+0% $-175	+5% $-256	+10% $-338
Rent	-10% $-320	-5% $-248	+0% $-175	+5% $-103	+10% $-30
Rate	-1.0pp $-57	-0.5pp $-116	base $-175	+0.5pp $-236	+1.0pp $-298

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $235,000 Under Contract 15 DOM
2. 2026-06-05
   statusdays on market $235,000 Active 14 DOM

   Show marketing remark (1970 chars)

   This newly renovated three bedroom, two bath mobile home sits on a 3.97 acre wooded lot, offering a fresh start for buyers seeking move-in readiness. The interior reflects updates throughout. New paint, carpet, and LVP flooring create a clean, cohesive aesthetic across all living spaces. The kitchen features new countertops and appliances, providing a functional hub for meal preparation and daily living. New windows flood the home with natural light while improving energy efficiency. Outside, a large covered front porch welcomes residents and provides a sheltered outdoor entry. The expansive wooded lot offers privacy and breathing room, with nearly four acres of natural surroundings. A new roof protects the structure, while new HVAC ensures reliable climate control year-round. These upgrades eliminate concerns about major expenses in the near term. All the heavy lifting has been completed, leaving you free to settle in and enjoy your new home. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. Supra lockbox on front door for agent showings at agents convenience. Do not use Showing Time! All offers to be submitted by real estate agents using the HomePath Online Offer System at HomePath.com or at homepath. fanniemae.com. Contract paperwork will be Fannie Mae contract, not GAR. Earnest money wired to and held by Seller's attorney after offer acceptance. Buyer may use Seller's attorney to close the transaction or may use a closing attorney of Buyer's choice, but EM will ALWAYS be held by Seller's attorney. If Seller's attorney closes the transaction then Owner's Title Insurance will be provided to Buyer free of charge. Buyer and selling agent required to do their own due diligence to verify all information. Listing information is not guaranteed.

3. 2026-06-02
   days on market $235,000 New 12 DOM
4. 2026-06-01
   days on market $235,000 New 11 DOM
5. 2026-05-31
   days on market $235,000 New 10 DOM
6. 2026-05-30
   days on market $235,000 New 9 DOM
7. 2026-05-19
   listed $235,000 Active 1970-char remark

   Show marketing remark (1970 chars)

   This newly renovated three bedroom, two bath mobile home sits on a 3.97 acre wooded lot, offering a fresh start for buyers seeking move-in readiness. The interior reflects updates throughout. New paint, carpet, and LVP flooring create a clean, cohesive aesthetic across all living spaces. The kitchen features new countertops and appliances, providing a functional hub for meal preparation and daily living. New windows flood the home with natural light while improving energy efficiency. Outside, a large covered front porch welcomes residents and provides a sheltered outdoor entry. The expansive wooded lot offers privacy and breathing room, with nearly four acres of natural surroundings. A new roof protects the structure, while new HVAC ensures reliable climate control year-round. These upgrades eliminate concerns about major expenses in the near term. All the heavy lifting has been completed, leaving you free to settle in and enjoy your new home. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. Supra lockbox on front door for agent showings at agents convenience. Do not use Showing Time! All offers to be submitted by real estate agents using the HomePath Online Offer System at HomePath.com or at homepath. fanniemae.com. Contract paperwork will be Fannie Mae contract, not GAR. Earnest money wired to and held by Seller's attorney after offer acceptance. Buyer may use Seller's attorney to close the transaction or may use a closing attorney of Buyer's choice, but EM will ALWAYS be held by Seller's attorney. If Seller's attorney closes the transaction then Owner's Title Insurance will be provided to Buyer free of charge. Buyer and selling agent required to do their own due diligence to verify all information. Listing information is not guaranteed.

8. 2026-05-19
   listed $235,000 New

   Show marketing remark (1970 chars)

   This newly renovated three bedroom, two bath mobile home sits on a 3.97 acre wooded lot, offering a fresh start for buyers seeking move-in readiness. The interior reflects updates throughout. New paint, carpet, and LVP flooring create a clean, cohesive aesthetic across all living spaces. The kitchen features new countertops and appliances, providing a functional hub for meal preparation and daily living. New windows flood the home with natural light while improving energy efficiency. Outside, a large covered front porch welcomes residents and provides a sheltered outdoor entry. The expansive wooded lot offers privacy and breathing room, with nearly four acres of natural surroundings. A new roof protects the structure, while new HVAC ensures reliable climate control year-round. These upgrades eliminate concerns about major expenses in the near term. All the heavy lifting has been completed, leaving you free to settle in and enjoy your new home. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. Supra lockbox on front door for agent showings at agents convenience. Do not use Showing Time! All offers to be submitted by real estate agents using the HomePath Online Offer System at HomePath.com or at homepath. fanniemae.com. Contract paperwork will be Fannie Mae contract, not GAR. Earnest money wired to and held by Seller's attorney after offer acceptance. Buyer may use Seller's attorney to close the transaction or may use a closing attorney of Buyer's choice, but EM will ALWAYS be held by Seller's attorney. If Seller's attorney closes the transaction then Owner's Title Insurance will be provided to Buyer free of charge. Buyer and selling agent required to do their own due diligence to verify all information. Listing information is not guaranteed.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $22,006
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$6,836
• Taxable loss: −$6,215
• Est. tax savings @ 24.0%: +$1,492
• After-tax cash flow: $-612/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

Good 80/100 Cosmetic rehab

This newly renovated three-bedroom mobile home is move-in ready with fresh paint, new flooring, and updated appliances. The large covered porch and wooded lot provide a serene and private setting.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and adding plants — Enhances curb appeal and adds greenery
• Both Adding a small garden or flower bed — Enhances curb appeal and adds aesthetic value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and adding plants — Enhances curb appeal and adds greenery ↑
• Both Adding a small garden or flower bed — Enhances curb appeal and adds aesthetic value ↑

ⓘ 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: Monroe County
• NCES district ID: 1303720
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $48,955
• Composite: 38.94/100
• National rank: #4084
• State rank: #22 of 174 in GA

Livability — Forsyth

• Score: 76/100
• State rank: #24
• US rank: #3557

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 18,311
• Population (ZIP): 18,311

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 28,503 people
• By 2030: 28,940 · +1.5%
• By 2040: 29,157 · +2.3%
• By 2050: 28,646 · +0.5%
• By 2075: 27,261 · -4.4%
• By 2100: 23,757 · -16.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Hispanic / Latino 3% Asian 2% Two or more races 2%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+46.7) · D 26.5% · R 73.2%
• 2008→2024 swing: -15.1pp toward R · 2008: -31.5pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+42.8 2016: R+41.4 2012: R+37.3 2008: R+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.57%
• Current HPI: 247.3119
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-05 Contingent — MGMLS
• 2026-06-05 Pending — GAMLS
• 2026-05-19 Listed $235,000 GAMLS
• 2026-05-19 Listed $235,000 MGMLS