2830 Calhoun Dr · Georgetown-Quitman County, GA 36310

$115,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 229 Days on market

Built 1995 0.44 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy easy lake living just steps from beautiful Lake Eufaula! This well-maintained 1995 Fleetwood mobile home (14'x66') offers 2 bedrooms and 2 full baths and sits on a level -acre lot directly across from the lake in a highly desirable location. The property features a comfortable open living area, a fenced backyard ideal for pets or added privacy, and two carports providing ample covered parking. An outbuilding with a built-in fish cleaning station makes this property especially appealing for anglers, while the full 50-amp RV hookup offers convenience for visiting guests or additional recreational use. Located just minutes from a public boat ramp, fuel on the water, lakeside dining, and local entertainment, this property provides convenient access to everything Lake Eufaula has to offer. Whether you're searching for a weekend getaway, vacation property, or an affordable full-time residence, this move-in-ready home offers the opportunity to enjoy lake living without the high price tag. Don't miss your chance to own your own piece of Lake Eufaula.

Key facts

• Two large carports
• Fenced-in back yard
• Storage building

Tags

• FENCED-IN BACK YARD
• TWO LARGE CARPORTS
• STORAGE BUILDING
• FISH CLEANING STATION
• RV 50 AMP HOOK UP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.8% in Georgetown-Quitman County — 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.
• Henry County (rural): math 21% / reading 45% proficiency, ranked #55 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Henry County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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.
• Current owner paid $28k; list at $115k implies a 311% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.27% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.99%
• DSCR: 1.80
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.6%
• Equity multiple: 3.90×
• Total profit: $93,316
• Equity at exit: $103,601

10-year hold

• IRR: 32.4%
• Equity multiple: 8.78×
• Total profit: $250,521
• Equity at exit: $223,420

Cash invested: $32,200 (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 36310

• Home prices YoY: 19.7%
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$21 /mo · $246/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $483

Break-even live

Break-even rent $850

Max offer price $115,000

Occupancy floor 62%

Sensitivity live

Price	-10% $548	-5% $515	+0% $483	+5% $450	+10% $280
Rent	-10% $367	-5% $425	+0% $483	+5% $540	+10% $598
Rate	-1.0pp $541	-0.5pp $512	base $483	+0.5pp $453	+1.0pp $422

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $115,000 Active 229 DOM
2. 2026-06-19
   days on market $115,000 Active 227 DOM
3. 2026-06-18
   days on market $115,000 Active 226 DOM
4. 2026-06-17
   days on market $115,000 Active 225 DOM
5. 2026-06-16
   days on market $115,000 Active 224 DOM
6. 2026-06-15
   days on market $115,000 Active 223 DOM
7. 2026-06-14
   days on market $115,000 Active 221 DOM
8. 2026-06-12
   days on market $115,000 Active 220 DOM
9. 2026-06-09
   days on market $115,000 Active 217 DOM
10. 2026-06-08
    days on market $115,000 Active 216 DOM
11. 2026-06-07
    days on market $115,000 Active 215 DOM
12. 2026-06-03
    days on market $115,000 Active 211 DOM
13. 2026-06-02
    days on market $115,000 Active 210 DOM
14. 2026-06-01
    days on market $115,000 Active 209 DOM
15. 2026-05-31
    days on market $115,000 Active 208 DOM
16. 2026-05-30
    days on market $115,000 Active 207 DOM
17. 2025-12-19
    status Active 1064-char remark

    Show marketing remark (1064 chars)

    Enjoy easy lake living just steps from beautiful Lake Eufaula! This well-maintained 1995 Fleetwood mobile home (14'x66') offers 2 bedrooms and 2 full baths and sits on a level -acre lot directly across from the lake in a highly desirable location. The property features a comfortable open living area, a fenced backyard ideal for pets or added privacy, and two carports providing ample covered parking. An outbuilding with a built-in fish cleaning station makes this property especially appealing for anglers, while the full 50-amp RV hookup offers convenience for visiting guests or additional recreational use. Located just minutes from a public boat ramp, fuel on the water, lakeside dining, and local entertainment, this property provides convenient access to everything Lake Eufaula has to offer. Whether you're searching for a weekend getaway, vacation property, or an affordable full-time residence, this move-in-ready home offers the opportunity to enjoy lake living without the high price tag. Don't miss your chance to own your own piece of Lake Eufaula.

18. 2025-10-26
    listed $115,000 Active 1064-char remark

    Show marketing remark (1064 chars)

    Enjoy easy lake living just steps from beautiful Lake Eufaula! This well-maintained 1995 Fleetwood mobile home (14'x66') offers 2 bedrooms and 2 full baths and sits on a level -acre lot directly across from the lake in a highly desirable location. The property features a comfortable open living area, a fenced backyard ideal for pets or added privacy, and two carports providing ample covered parking. An outbuilding with a built-in fish cleaning station makes this property especially appealing for anglers, while the full 50-amp RV hookup offers convenience for visiting guests or additional recreational use. Located just minutes from a public boat ramp, fuel on the water, lakeside dining, and local entertainment, this property provides convenient access to everything Lake Eufaula has to offer. Whether you're searching for a weekend getaway, vacation property, or an affordable full-time residence, this move-in-ready home offers the opportunity to enjoy lake living without the high price tag. Don't miss your chance to own your own piece of Lake Eufaula.

19. 2024-09-18
    listed $125,000 Active
20. 2024-09-18
    listed $125,000 Active
21. 2021-08-23
    soldstatus $28,000
22. 2010-12-08
    soldstatus $45,000
23. 2002-03-08
    soldstatus $28,000

ⓘ 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: $246 · $21/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$812/yr (+$68/mo · 329.3%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,531
• − Mortgage interest: −$6,442
• − Property taxes: −$246
• − Insurance: −$575
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$3,345
• Taxable income: $4,117
• Est. tax owed @ 24.0%: −$988
• After-tax cash flow: $4,803/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: 0101740
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $41,502
• Composite: 27.78/100
• National rank: #6894
• State rank: #55 of 129 in AL

Livability — Georgetown-Quitman County

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

Census & demographics

• City population: 2,407
• Population (ZIP): 6,224

Population outlook (Henry County) Hauer SSP2

• Today (2025): 17,109 people
• By 2030: 16,928 · -1.1%
• By 2040: 16,376 · -4.3%
• By 2050: 15,778 · -7.8%
• By 2075: 14,491 · -15.3%
• By 2100: 12,673 · -25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 35% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+50.8) · D 24.3% · R 75.1%
• 2008→2024 swing: -21.1pp toward R · 2008: -29.7pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+43.0 2016: R+41.6 2012: R+29.4 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.85%
• Current HPI: 241.9035
• 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

+310.7% since first listed

7 events — show timeline

• 2025-12-19 Relisted — EBOR
• 2025-10-26 Listed $115,000 EBOR
• 2024-09-18 Listed $125,000 EBOR
• 2024-09-18 Listed $125,000 SAMLS
• 2021-08-23 Sold (Public Records) $28,000 Public Records
• 2010-12-08 Sold (Public Records) $45,000 Public Records
• 2002-03-08 Sold (Public Records) $28,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $246 · +6.7% YoY. Source: county tax records.