17 Club Cir · Forest Park, GA 30294

$67,500

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 32 Days on market

Built 1998 Good condition 8,712 sqft 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
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Awesome Henry County Home For Sale! * * Have a home to sell? BUY THIS HOME AND WE'LL BUY YOURS! Welcome home to this spacious 3 bedroom, 2 bathroom mobile home with 1,600 square feet of living space, providing a bright open layout. The interior has been completely renovated with brand new finishes throughout. You'll find modern flooring, updated lighting, a beautiful large kitchen with new cabinets, and countertops, and fully updated bathrooms featuring beautiful granite counter tops and tile showers. This home is located in the Pooles Manor community, a peaceful and welcoming community offering various amenities such as a swimming pool, clubhouse, and play ground. This home provides worr

Key facts

• Modern flooring
• Large kitchen
• New cabinets

Tags

• COMPLETELY RENOVATED
• MODERN FLOORING
• UPDATED LIGHTING
• LARGE KITCHEN
• NEW CABINETS
• NEW COUNTERTOPS

Property features AI

Finance

• Other: Land lease; Cash and private financing available
• HOA & community: No homeowners association; Community clubhouse, playground, and pool

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer; Electricity available; High speed internet available; Cable available; Sewer connected; Water available
• Home design: Manufactured house / single family residence; Manufactured home subtype; Built in 1998; One story
• Construction: Vinyl siding; Composition roof; Built in 1998
• Exterior features: Deck; Level lot; Updated/remodeled condition

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms (on main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Separate shower; Soaking tub; One-level layout; Family room fireplace
• Laundry & utility: Mud room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $976 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.6% vs local median 5.2% in Forest Park — 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 65/100 on livability (#209 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, commute F, employment D-.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fairview Elementary School (math 22% / reading 27%, grade F, #753 of 1,228 statewide, top 64%, 566 students, 69% FRL); Austin Road Middle School (math 15% / reading 35%, grade F, #291 of 470 statewide, top 64%, 542 students, 68% FRL); Stockbridge High School (math 5% / reading 28%, grade F, #284 of 424 statewide, top 67%, 1,543 students, 54% FRL) — zoned schools average 64% FRL vs 43% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.6%/yr); 244 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Recommended offer $65,475 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.71% ✓
• Cap rate: 23.65%
• Cash-on-cash: 61.97%
• DSCR: 3.76
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $265,600
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Lakeside Dr	0.39mi	3/2.0	1,580 (-1%)	10mo	$240,000	$152	71
203 Leigh Dr	0.37mi	3/2.0	1,562 (-2%)	12mo	$260,000	$166	69
308 Fair Dr	0.69mi	3/2.5	1,646 (+3%)	1mo	$245,000	$149	60
95 Lakeside Dr	0.43mi	3/2.0	1,566 (-2%)	21mo	$275,000	$176	59
312 Orchard Hill Ct	0.17mi	3/2.0	1,374 (-14%)	14mo	$253,000	$184	57
50 Oakridge Dr	0.59mi	3/2.0	1,752 (+10%)	8mo	$253,300	$145	50

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

Projected returns pro-forma

-3.0% appreciation · 4.56% rent growth · sell at horizon

5-year hold

• IRR: 62.7%
• Equity multiple: 3.87×
• Total profit: $54,166
• Equity at exit: $10,064

10-year hold

• IRR: 67.7%
• Equity multiple: 8.39×
• Total profit: $139,657
• Equity at exit: $5,836

Cash invested: $18,900 (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 30294

• Home prices YoY: -25.0%
• Rents YoY: 4.6%
• Active inventory: 244
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,826 high
• Mortgage (P&I): −$354
• Tax est. 1.5%: −$84 /mo · $1,012/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $976

Break-even live

Break-even rent $590

Max offer price $67,500

Occupancy floor 42%

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	19d	1	0.06mi
46 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	24d	1	0.07mi
65 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	19d	1	0.09mi
67 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	19d	1	0.10mi
39 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	13d	1	0.11mi
37 Poole Cir Ellenwood, GA	3.0	2.0	1080	$1,475	$1.37	44d	1	0.11mi
3637 Windmill Rd Ellenwood, GA	3.0	1.0	1200	$1,695	$1.41	24d	1	0.59mi
4402 Davana Dr Ellenwood, GA	3.0	1.0	1056	$1,608	$1.52	24d	1	0.81mi
4676 Tara Creek Trl Ellenwood, GA	4.0	3.0	2188	$2,036	$0.93	4d	1	0.87mi
4595 Westminster Dr Ellenwood, GA	3.0	2.5	1689	$2,055	$1.22	21d	1	0.99mi
3971 Brookstone Ct Ellenwood, GA	4.0	2.5	1891	$2,256	$1.19	5d	1	1.00mi
3378 Homeward Trl Ellenwood, GA	3.0	2.0	1176	$1,695	$1.44	21d	1	1.02mi
3346 Clevemont Way Ellenwood, GA	3.0	2.0	2216	$1,886	$0.85	5d	1	1.02mi
3303 Homeward Trl Ellenwood, GA	3.0	2.0	1456	$1,799	$1.24	22d	1	1.04mi
4910 Brookstone Pkwy Ellenwood, GA	4.0	3.0	1728	$1,995	$1.15	2d	1	1.06mi
3407 Homeward Trl Ellenwood, GA	3.0	2.0	1512	$1,695	$1.12	44d	1	1.09mi
228 Solomon Dr Ellenwood, GA	3.0	2.5	2005	$2,150	$1.07	44d	1	1.12mi
3428 Homeward Trl Ellenwood, GA	3.0	2.0	1242	$1,795	$1.45	13d	1	1.12mi
3335 Crestview Ct Ellenwood, GA	3.0	2.5	1492	$1,650	$1.11	24d	1	1.13mi
3342 Crestview Ct Ellenwood, GA	3.0	2.0	1290	$1,601	$1.24	5d	1	1.16mi
4254 Catalpa Park Ellenwood, GA	3.0	2.0	2048	$1,605	$0.78	44d	1	1.33mi
4229 Catalpa Park Ellenwood, GA	3.0	2.0	1280	$1,675	$1.31	44d	1	1.36mi
65 Juliana Dr Ellenwood, GA	4.0	2.5	2000	$5,200	$2.60	44d	1	1.38mi
4798 Moss Trce Ellenwood, GA	3.0	2.5	1730	$1,990	$1.15	24d	1	1.41mi
85 Wilhelmina Dr Ellenwood, GA	3.0	2.0	1600	$4,900	$3.06	44d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $67,500 Active 32 DOM
2. 2026-06-17
   days on market $67,500 Active 31 DOM
3. 2026-06-16
   days on market $67,500 Active 30 DOM
4. 2026-06-15
   days on market $67,500 Active 29 DOM
5. 2026-06-13
   days on market $67,500 Active 27 DOM
6. 2026-06-09
   days on market $67,500 Active 23 DOM
7. 2026-06-08
   days on market $67,500 Active 22 DOM
8. 2026-06-07
   days on market $67,500 Active 21 DOM
9. 2026-06-04
   days on market $67,500 Active 18 DOM
10. 2026-06-03
    days on market $67,500 Active 17 DOM
11. 2026-06-02
    days on market $67,500 Active 16 DOM
12. 2026-06-01
    days on market $67,500 Active 15 DOM
13. 2026-05-31
    statusdays on market $67,500 Active 14 DOM
14. 2026-05-14
    listed $67,500 New

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

Taxation est. · year 1

• Rental income: $21,912
• − Mortgage interest: −$3,781
• − Property taxes: −$1,012
• − Insurance: −$338
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$1,964
• Taxable income: $11,311
• Est. tax owed @ 24.0%: −$2,715
• After-tax cash flow: $8,998/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 · 10 photos

Good 80/100 Cosmetic rehab

This mobile home is in excellent condition with recent renovations, making it move-in ready and ideal for both resale and rental markets.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans save on utility bills and improve air circulation
• Both Install smart home devices for energy management and security — Smart devices increase home value and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans save on utility bills and improve air circulation ↑
• Both Install smart home devices for energy management and security — Smart devices increase home value and appeal to tech-savvy buyers ↑

ⓘ 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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — Forest Park

• Score: 65/100
• State rank: #209
• US rank: #12698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 29,210
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,983
• Household income: $79,762
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 864.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (84%)
• Race & ethnicity: Black 84% Hispanic / Latino 7% Two or more races 6% White 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Hispanic 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.99%
• Current HPI: 213.1999
• Rent YoY: ▲ 4.56%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• 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 event — show timeline

• 2026-05-14 Listed $67,500 GAMLS