265 Aldora St · Aldora, GA 30204

$35,000

2 bd · 1.0 ba · 456 sqft · Manufactured public records · 2 Days on market

Built 1969 0.32 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
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH ONLY! ONLY "SIGHT UNSEEN" OFFERS BEING ENTERTAINED. As not to disturb the long time tenant, mobile home can ONLY be viewed post-closing after ownership is transferred to buyer. This mobile home in Lamar County can be fixed up and made your own OR can continue to be rented to create some additional income. Currently occupied by tenant! Please do not disturb. Drive-by showings only. Seller has never occupied property! Tenant is on a month to month lease and currently pays $300 a month. Contact agent with additional questions. Seller says BRING YOUR OFFERS!

Key facts

• Easy access
• 1 acre
• Rural setting

Tags

• 1 ACRE
• OUTDOOR LIVING
• RURAL SETTING
• EASY ACCESS

Property features AI

Finance

• Other: Lot size about 0.32 acre (public records); Address: 265 Aldora St, Barnesville, GA 30204
• Financial info: Listed as residential, priced at $35,000
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer / sewer connected; Electricity available; High-speed internet available; Phone available
• Home design: Manufactured home / Single family residence; Manufactured house structure; Built in 1969; Fixer condition
• Construction: Built in 1969
• Exterior features: Level lot; Roof described as 'Other'; Construction materials described as 'Other'

Interior

• Kitchen: No appliances included
• Bedrooms: Two bedrooms on the main level
• Flooring: Flooring described as 'Other'
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Has heating (type listed as Other); Window unit(s) for cooling
• Interior features: One level living; Crawl space foundation; No fireplaces; Public records list 456 finished above-grade living area
• Laundry & utility: Laundry area described as 'Other'

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).

Location & tenants

• Location reads 66/100 on livability (#196 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools C-, amenities F, commute F.
• Lamar County (town): math 21% / reading 27% proficiency, ranked #132 of 174 in GA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 99 active listings in the ZIP; 129 units permitted in Lamar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lamar County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $25k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1969 — 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. 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.
4. 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.
5. 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: 3.00% ✓
• Cap rate: 27.44%
• Cash-on-cash: 75.54%
• DSCR: 4.36
• GRM: 2.8

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: 75.4%
• Equity multiple: 4.43×
• Total profit: $33,617
• Equity at exit: $5,219

10-year hold

• IRR: 79.1%
• Equity multiple: 9.15×
• Total profit: $79,858
• Equity at exit: $3,026

Cash invested: $9,800 (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 30204

• Home prices YoY: -9.7%
• Active inventory: 99
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$14 /mo · $172/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $617

Break-even live

Break-even rent $269

Max offer price $35,000

Occupancy floor 36%

Sensitivity live

Price	-10% $637	-5% $627	+0% $617	+5% $607	+10% $597
Rent	-10% $534	-5% $575	+0% $617	+5% $658	+10% $700
Rate	-1.0pp $635	-0.5pp $626	base $617	+0.5pp $608	+1.0pp $599

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-21
   status Under Contract
2. 2026-05-19
   listed $35,000 New
3. 2023-09-01
   soldstatus $25,000 Sold 575-char remark

   Show marketing remark (575 chars)

   CASH ONLY! ONLY "SIGHT UNSEEN" OFFERS BEING ENTERTAINED. As not to disturb the long time tenant, mobile home can ONLY be viewed post-closing after ownership is transferred to buyer. This mobile home in Lamar County can be fixed up and made your own OR can continue to be rented to create some additional income. Currently occupied by tenant! Please do not disturb. Drive-by showings only. Seller has never occupied property! Tenant is on a month to month lease and currently pays $300 a month. Contact agent with additional questions. Seller says BRING YOUR OFFERS!

4. 2023-08-17
   status Under Contract 575-char remark

   Show marketing remark (575 chars)

   CASH ONLY! ONLY "SIGHT UNSEEN" OFFERS BEING ENTERTAINED. As not to disturb the long time tenant, mobile home can ONLY be viewed post-closing after ownership is transferred to buyer. This mobile home in Lamar County can be fixed up and made your own OR can continue to be rented to create some additional income. Currently occupied by tenant! Please do not disturb. Drive-by showings only. Seller has never occupied property! Tenant is on a month to month lease and currently pays $300 a month. Contact agent with additional questions. Seller says BRING YOUR OFFERS!

5. 2023-05-31
   price $29,000 575-char remark

   Show marketing remark (575 chars)

   CASH ONLY! ONLY "SIGHT UNSEEN" OFFERS BEING ENTERTAINED. As not to disturb the long time tenant, mobile home can ONLY be viewed post-closing after ownership is transferred to buyer. This mobile home in Lamar County can be fixed up and made your own OR can continue to be rented to create some additional income. Currently occupied by tenant! Please do not disturb. Drive-by showings only. Seller has never occupied property! Tenant is on a month to month lease and currently pays $300 a month. Contact agent with additional questions. Seller says BRING YOUR OFFERS!

6. 2023-03-19
   price $35,000 575-char remark

   Show marketing remark (575 chars)

   CASH ONLY! ONLY "SIGHT UNSEEN" OFFERS BEING ENTERTAINED. As not to disturb the long time tenant, mobile home can ONLY be viewed post-closing after ownership is transferred to buyer. This mobile home in Lamar County can be fixed up and made your own OR can continue to be rented to create some additional income. Currently occupied by tenant! Please do not disturb. Drive-by showings only. Seller has never occupied property! Tenant is on a month to month lease and currently pays $300 a month. Contact agent with additional questions. Seller says BRING YOUR OFFERS!

7. 2023-02-03
   listed $45,000 New 575-char remark

   Show marketing remark (575 chars)

   CASH ONLY! ONLY "SIGHT UNSEEN" OFFERS BEING ENTERTAINED. As not to disturb the long time tenant, mobile home can ONLY be viewed post-closing after ownership is transferred to buyer. This mobile home in Lamar County can be fixed up and made your own OR can continue to be rented to create some additional income. Currently occupied by tenant! Please do not disturb. Drive-by showings only. Seller has never occupied property! Tenant is on a month to month lease and currently pays $300 a month. Contact agent with additional questions. Seller says BRING YOUR OFFERS!

8. 2012-03-13
   historical
9. 2011-12-15
   listed $15,900 New

ⓘ 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: $172 · $14/mo
• Projected year-2 tax: $322 · $27/mo
• Expected delta: +$150/yr (+$12/mo · 86.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $12,598
• − Mortgage interest: −$1,961
• − Property taxes: −$172
• − Insurance: −$175
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$1,018
• Taxable income: $7,257
• Est. tax owed @ 24.0%: −$1,742
• After-tax cash flow: $5,661/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: Lamar County
• NCES district ID: 1303210
• Math proficiency: 21% ▼ -10.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $39,643
• Composite: 20.22/100
• National rank: #8628
• State rank: #132 of 174 in GA

Livability — Aldora

• Score: 66/100
• State rank: #196
• US rank: #12147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,425

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 18,679 people
• By 2030: 18,508 · -0.9%
• By 2040: 18,110 · -3.0%
• By 2050: 17,518 · -6.2%
• By 2075: 16,318 · -12.6%
• By 2100: 14,176 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 37% Two or more races 3%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+45.9) · D 26.8% · R 72.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -27.6pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+41.0 2016: R+38.5 2012: R+30.2 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.00%
• Current HPI: 279.3141
• 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

+120.1% since first listed

9 events — show timeline

• 2026-05-21 Pending — GAMLS
• 2026-05-19 Listed $35,000 GAMLS
• 2023-09-01 Sold (MLS) $25,000 GAMLS
• 2023-08-17 Pending — GAMLS
• 2023-05-31 Price Changed $29,000 GAMLS
• 2023-03-19 Price Changed $35,000 GAMLS
• 2023-02-03 Listed $45,000 GAMLS
• 2012-03-13 Listing Removed — GAMLS
• 2011-12-15 Listed $15,900 GAMLS

Property tax history

+2.7%/yr

Latest (2025): $172 · -5.2% YoY. Source: county tax records.