9245 Us Highway 80 · Salem, GA 31078

$89,900

3 bd · 2.0 ba · 1,344 sqft · Other · 79 Days on market

Built 2024 ↓ 1% since listing

---

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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Mobile Home only, MUST BE MOVED. listed for sale a newer newer model mobile home lived in for only three months before family relocated due to job. Home is currently located on family land that is not for sale. Home is a 2024 Fleetwood Summit double wide, with open floor plan, Electric fire place, mud room, large walk in closet in master bed room, Stainless steel appliances. Model : The Summit - Model 28483B

Key facts

• Open floor plan
• Electric fire place
• Large walk in closet

Tags

• NEWER MODEL MOBILE HOME
• OPEN FLOOR PLAN
• ELECTRIC FIRE PLACE
• MUD ROOM
• LARGE WALK IN CLOSET
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#505 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Crawford County (rural): math 20% / reading 29% proficiency, ranked #127 of 174 in GA (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 43 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $990 appreciation (1.1% local appreciation)).
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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. 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: 1.33% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.57%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.91×
• Total profit: $22,941
• Equity at exit: $31,165

10-year hold

• IRR: 20.9%
• Equity multiple: 3.55×
• Total profit: $64,262
• Equity at exit: $41,785

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 31078

• Home prices YoY: 0.9%
• Active inventory: 21
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $327

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 68%

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 7 events

1. 2026-06-03
   days on market $89,900 Active 79 DOM
2. 2026-06-02
   days on market $89,900 Active 78 DOM
3. 2026-06-01
   days on market $89,900 Active 77 DOM
4. 2026-05-31
   days on market $89,900 Active 76 DOM
5. 2026-05-30
   days on market $89,900 Active 75 DOM
6. 2026-04-01
   price $89,900 414-char remark

   Show marketing remark (414 chars)

   Mobile Home only, MUST BE MOVED. listed for sale a newer newer model mobile home lived in for only three months before family relocated due to job. Home is currently located on family land that is not for sale. Home is a 2024 Fleetwood Summit double wide, with open floor plan, Electric fire place, mud room, large walk in closet in master bed room, Stainless steel appliances. Model : The Summit - Model 28483B

7. 2026-03-16
   listed $90,900 New 414-char remark

   Show marketing remark (414 chars)

   Mobile Home only, MUST BE MOVED. listed for sale a newer newer model mobile home lived in for only three months before family relocated due to job. Home is currently located on family land that is not for sale. Home is a 2024 Fleetwood Summit double wide, with open floor plan, Electric fire place, mud room, large walk in closet in master bed room, Stainless steel appliances. Model : The Summit - Model 28483B

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,397
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,615
• Taxable income: $2,644
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $3,284/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: Crawford County
• NCES district ID: 1301530
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $39,974
• Composite: 20.65/100
• National rank: #8539
• State rank: #127 of 174 in GA

Livability — Salem

• Score: 56/100
• State rank: #505
• US rank: #23070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,430

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 11,794 people
• By 2030: 11,347 · -3.8%
• By 2040: 10,328 · -12.4%
• By 2050: 9,256 · -21.5%
• By 2075: 7,817 · -33.7%
• By 2100: 7,039 · -40.3%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: White 49% Black 48% Two or more races 3%
• Common ancestry: Italian 1% Slovak 1%
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+49.8) · D 24.9% · R 74.8%
• 2008→2024 swing: -20.7pp toward R · 2008: -29.1pp · 2024: -49.8pp
• All cycles: 2024: R+49.8 2020: R+46.1 2016: R+42.9 2012: R+32.5 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.10%
• Current HPI: 123.3291
• 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

-1.1% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $89,900 GAMLS
• 2026-03-16 Listed $90,900 GAMLS

Property tax history

+0.6%/yr

Latest (2025): $76 · +4.3% YoY. Source: county tax records.