550 Forest Blvd (2 Additional Adjacent Lots Included) Blvd · Fort Gaines, GA 36310

$109,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 101 Days on market

Built 2002 1.50 ac lot $85/sqft · 37% below area Est $174k · 37% under ↓ 13% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.8/10.0
• Schools +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LOCATION. VACANT- SHOW ANYTIME. 550 Forest Boulevard, Abbeville, Alabama- Inside Riverview Forest Estates, A Private Gated Lake Eufaula Association Community. with 2 additional adjacent lots, totaling 1.5 acres listed @109k

Key facts

• 1.5 acre lot
• Built 2002
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.0% in Fort Gaines — 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 51/100 on livability (#573 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime F.
• 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: 1 comparable units currently listed for rent nearby; 71 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($754 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.32%
• DSCR: 1.95
• GRM: 6.1

CMA / ARV

• ARV (median comp): $173,917
• List price: $109,000
• Delta: -37.33%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
569 Singer Ln	0.36mi	3/2.0	1,200 (-6%)	11mo	$143,000	$119	64
460 Douglas Dr	0.34mi	3/2.0	1,150 (-10%)	10mo	$60,000	$52	59
320 Lakeshore Dr	0.67mi	3/2.0	1,440 (+12%)	14mo	$200,000	$139	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 40.2%
• Equity multiple: 4.07×
• Total profit: $93,848
• Equity at exit: $98,196

10-year hold

• IRR: 34.6%
• Equity multiple: 9.16×
• Total profit: $249,124
• Equity at exit: $211,763

Cash invested: $30,520 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $542

Break-even live

Break-even rent $814

Max offer price $109,000

Occupancy floor 59%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Bennett Dr Abbeville, AL	2.0	2.0	1400	$1,500	$1.07	44d	1	0.87mi

Listing history 18 events

1. 2026-06-19
   days on market $109,000 Active 101 DOM
2. 2026-06-18
   days on market $109,000 Active 100 DOM
3. 2026-06-17
   days on market $109,000 Active 99 DOM
4. 2026-06-16
   days on market $109,000 Active 98 DOM
5. 2026-06-15
   days on market $109,000 Active 97 DOM
6. 2026-06-14
   days on market $109,000 Active 95 DOM
7. 2026-06-12
   days on market $109,000 Active 94 DOM
8. 2026-06-09
   days on market $109,000 Active 91 DOM
9. 2026-06-08
   days on market $109,000 Active 90 DOM
10. 2026-06-07
    days on market $109,000 Active 89 DOM
11. 2026-06-03
    days on market $109,000 Active 85 DOM
12. 2026-06-02
    days on market $109,000 Active 84 DOM
13. 2026-06-01
    days on market $109,000 Active 83 DOM
14. 2026-05-31
    days on market $109,000 Active 82 DOM
15. 2026-05-30
    days on market $109,000 Active 81 DOM
16. 2026-05-06
    price $109,000 223-char remark

    Show marketing remark (223 chars)

    LOCATION. VACANT- SHOW ANYTIME. 550 Forest Boulevard, Abbeville, Alabama- Inside Riverview Forest Estates, A Private Gated Lake Eufaula Association Community. with 2 additional adjacent lots, totaling 1.5 acres listed @109k

17. 2026-04-10
    price $119,000 223-char remark

    Show marketing remark (223 chars)

    LOCATION. VACANT- SHOW ANYTIME. 550 Forest Boulevard, Abbeville, Alabama- Inside Riverview Forest Estates, A Private Gated Lake Eufaula Association Community. with 2 additional adjacent lots, totaling 1.5 acres listed @109k

18. 2026-03-10
    listed $125,000 Active 223-char remark

    Show marketing remark (223 chars)

    LOCATION. VACANT- SHOW ANYTIME. 550 Forest Boulevard, Abbeville, Alabama- Inside Riverview Forest Estates, A Private Gated Lake Eufaula Association Community. with 2 additional adjacent lots, totaling 1.5 acres listed @109k

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$693/yr (+$58/mo · 223.4%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$6,106
• − Property taxes: −$310
• − Insurance: −$545
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,171
• Taxable income: $4,988
• Est. tax owed @ 24.0%: −$1,197
• After-tax cash flow: $5,308/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 — Fort Gaines

• Score: 51/100
• State rank: #573
• US rank: #25161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-12.8% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $109,000 SAMLS
• 2026-04-10 Price Changed $119,000 SAMLS
• 2026-03-10 Listed $125,000 SAMLS

Property tax history

+5.4%/yr

Latest (2025): $310 · +2.7% YoY. Source: county tax records.