715 Quail Cir · McDonough, GA 30253

$96,000

3 bd · 2.0 ba · 1,538 sqft · Manufactured · 210 Days on market

Built 2024 Good condition 435 sqft lot $588/mo HOA · 29% of rent ↓ 9% since listing

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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 +29.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the heart of Audubon Estates, this well-maintained manufactured home, built in 2024, offers 1,538 sq. ft. of comfortable living space. Featuring 3 spacious bedrooms, 2 full bathrooms, an inviting great room with dining area. The primary suite with ensuite offers a soaking tub and separate shower. Located in a welcoming, all-ages community managed by Roots Management Group, Audubon Estates provides residents with access to a wide array of amenities designed to enhance quality of life. Enjoy a community playground, refreshing swimming pool, fully equipped fitness center, craft room for creative pursuits, and even an on-site salon-all just steps from your door. Situated in McDonough, Georgia, this home offers the charm of southern living with the convenience of nearby shopping, dining, and easy access to I-75, making commuting a breeze. Residents are required to complete a background and credit check through Audubon Estates. Lot rent is $622 per month.

Key facts

• Ensuite
• Soaking tub
• Primary suite

Tags

• GREAT ROOM
• PRIMARY SUITE
• ENSUITE
• SOAKING TUB
• SEPARATE SHOWER
• COMMUNITY PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $96k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.9% in McDonough — 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 63/100 on livability (#279 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D, crime D, amenities F.
• 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.
• Market conditions: Rents soft (-0.3%/yr); 663 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $664 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $84,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 2.09% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.88%
• DSCR: 1.66
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $185
• Equity at exit: $14,314

10-year hold

• IRR: 4.1%
• Equity multiple: 1.24×
• Total profit: $6,367
• Equity at exit: $8,300

Cash invested: $26,880 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 663
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$503
• Tax est. 1.5%: −$120 /mo · $1,440/yr
• Insurance: −$40
• HOA: −$588
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $333

Break-even live

Break-even rent $1,584

Max offer price $96,000

Occupancy floor 78%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 Epris Ln McDonough, GA	2.0	2.0	1070	$1,400	$1.31	5d	1	0.19mi
700 Cannoli Ct McDonough, GA	4.0	2.5	2080	$2,400	$1.15	22d	1	0.21mi
112 W Independence Cir McDonough, GA	4.0	2.0	1148	$1,761	$1.53	44d	1	0.23mi
408 Kendall Ln McDonough, GA	3.0	2.5	1395	$1,695	$1.22	12d	1	0.23mi
321 Concord Ter McDonough, GA	4.0	3.0	1887	$2,231	$1.18	5d	1	0.30mi
131 Juniper Dr McDonough, GA	3.0	2.5	1584	$1,811	$1.14	44d	1	0.31mi
7 Sherwood Loop McDonough, GA	3.0	1.0	1080	$1,650	$1.53	19d	1	0.32mi
340 Concord Ter McDonough, GA	4.0	2.5	1887	$2,060	$1.09	2d	1	0.32mi
34 Birch Ct McDonough, GA	3.0	2.0	1389	$1,485	$1.07	17d	1	0.36mi
209 Swindon Dr McDonough, GA	3.0	2.5	1476	$1,795	$1.22	24d	1	0.36mi
424 Concord Ter McDonough, GA	4.0	3.0	1887	$2,181	$1.16	2d	1	0.37mi
428 Concord Ter McDonough, GA	4.0	3.0	1887	$2,151	$1.14	44d	1	0.38mi
305 Cerulean Gull Bnd McDonough, GA	3.0	2.5	1849	$2,495	$1.35	4d	1	0.38mi
379 Robin Ln McDonough, GA	4.0	2.0	2000	$2,300	$1.15	19d	1	0.39mi
177 Swindon Dr McDonough, GA	3.0	2.5	1488	$1,825	$1.23	15d	1	0.40mi
173 Swindon Dr McDonough, GA	3.0	2.5	1488	$1,900	$1.28	5d	1	0.40mi
173 Swindon Dr McDonough, GA	3.0	2.5	1476	$1,925	$1.30	24d	1	0.40mi
156 Madeline Ct McDonough, GA	3.0	2.5	1552	$1,695	$1.09	44d	1	0.43mi
820 Hampton Rd McDonough, GA	1.0–3.0	1.0–2.0	1149	$1,938	$1.69	2d	15	0.50mi
100 Preston Creek Dr McDonough, GA	1.0–3.0	1.0–2.0	1117	$1,870	$1.67	3d	17	0.51mi
100 Preston Creek Dr McDonough, GA	1.0–3.0	1.0–2.0	1117	$2,709	$2.43	44d	13	0.51mi
1204 Fagiolo St McDonough, GA	3.0	2.5	1764	$2,100	$1.19	17d	1	0.53mi
300 Ashton Pl McDonough, GA	3.0	3.0	1504	$2,000	$1.33	44d	1	0.53mi
1205 Fagiolo St McDonough, GA	3.0	2.5	1764	$2,100	$1.19	17d	1	0.54mi
449 Kara Ln McDonough, GA	3.0	2.5	1299	$800	$0.62	19d	1	0.54mi
311 Coral Cir McDonough, GA	3.0	2.5	1421	$1,595	$1.12	3d	1	0.57mi
241 Coral Cir McDonough, GA	3.0	2.5	1440	$1,950	$1.35	24d	1	0.57mi
1257 Fagiolo St McDonough, GA	3.0	2.5	1764	$2,100	$1.19	17d	1	0.59mi
1261 Fagiolo St McDonough, GA	4.0	2.5	1764	$2,300	$1.30	17d	1	0.60mi
1116 E Shoreview Rd McDonough, GA	4.0	2.0	1960	$2,495	$1.27	5d	1	0.62mi
204 Adam Cir McDonough, GA	3.0	2.0	1139	$1,695	$1.49	2d	1	0.62mi
348 Coral Cir McDonough, GA	3.0	2.5	1296	$1,880	$1.45	44d	1	0.62mi
122 Samanthas Way McDonough, GA	3.0	2.0	1118	$1,600	$1.43	44d	1	0.66mi
132 Samanthas Way McDonough, GA	3.0	2.0	1139	$1,600	$1.40	44d	1	0.68mi
575 McDonough Pkwy McDonough, GA	1.0–2.0	1.0–2.5	960	$1,900	$1.98	2d	15	0.69mi
2435 Cornell Cir McDonough, GA	3.0	3.0	1752	$1,919	$1.10	3d	1	0.74mi
1000 Columns Dr McDonough, GA	1.0–2.0	1.0–2.0	1036	$1,790	$1.73	2d	19	0.79mi
3440 Baylor Cir McDonough, GA	3.0	2.5	1983	$2,269	$1.14	2d	1	0.83mi
740 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1128	$2,024	$1.79	2d	17	0.86mi
337 Autumn Lake Dr McDonough, GA	3.0	2.0	1225	$1,795	$1.47	44d	1	0.87mi

HOA detail

• Monthly dues: $588 · $7,056/yr
• Likely covers: poolgym

Listing history 16 events

1. 2026-06-18
   days on market $96,000 Active 210 DOM
2. 2026-06-17
   days on market $96,000 Active 209 DOM
3. 2026-06-16
   days on market $96,000 Active 208 DOM
4. 2026-06-15
   days on market $96,000 Active 207 DOM
5. 2026-06-13
   statusdays on market $96,000 Active 205 DOM
6. 2026-06-10
   pricestatus $96,000 Price Change 201 DOM
7. 2026-06-09
   days on market $105,000 Active 201 DOM
8. 2026-06-08
   days on market $105,000 Active 200 DOM
9. 2026-06-07
   days on market $105,000 Active 199 DOM
10. 2026-06-04
    days on market $105,000 Active 196 DOM
11. 2026-06-03
    days on market $105,000 Active 195 DOM
12. 2026-06-02
    days on market $105,000 Active 194 DOM
13. 2026-06-01
    days on market $105,000 Active 193 DOM
14. 2026-05-31
    days on market $105,000 Active 192 DOM
15. 2026-01-13
    price $105,000 974-char remark

    Show marketing remark (974 chars)

    Nestled in the heart of Audubon Estates, this well-maintained manufactured home, built in 2024, offers 1,538 sq. ft. of comfortable living space. Featuring 3 spacious bedrooms, 2 full bathrooms, an inviting great room with dining area. The primary suite with ensuite offers a soaking tub and separate shower. Located in a welcoming, all-ages community managed by Roots Management Group, Audubon Estates provides residents with access to a wide array of amenities designed to enhance quality of life. Enjoy a community playground, refreshing swimming pool, fully equipped fitness center, craft room for creative pursuits, and even an on-site salon-all just steps from your door. Situated in McDonough, Georgia, this home offers the charm of southern living with the convenience of nearby shopping, dining, and easy access to I-75, making commuting a breeze. Residents are required to complete a background and credit check through Audubon Estates. Lot rent is $622 per month.

16. 2025-11-20
    listed $115,000 New 974-char remark

    Show marketing remark (974 chars)

    Nestled in the heart of Audubon Estates, this well-maintained manufactured home, built in 2024, offers 1,538 sq. ft. of comfortable living space. Featuring 3 spacious bedrooms, 2 full bathrooms, an inviting great room with dining area. The primary suite with ensuite offers a soaking tub and separate shower. Located in a welcoming, all-ages community managed by Roots Management Group, Audubon Estates provides residents with access to a wide array of amenities designed to enhance quality of life. Enjoy a community playground, refreshing swimming pool, fully equipped fitness center, craft room for creative pursuits, and even an on-site salon-all just steps from your door. Situated in McDonough, Georgia, this home offers the charm of southern living with the convenience of nearby shopping, dining, and easy access to I-75, making commuting a breeze. Residents are required to complete a background and credit check through Audubon Estates. Lot rent is $622 per month.

ⓘ 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: $24,072
• − Mortgage interest: −$5,377
• − Property taxes: −$1,440
• − Insurance: −$480
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − HOA: −$7,056
• − Depreciation: −$2,793
• Taxable income: $3,074
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $3,262/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 · 6 photos

Good 80/100 Cosmetic rehab

This well-maintained 2024 manufactured home in Audubon Estates offers a good condition with modern finishes and a welcoming community setting.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and overall appearance ↑

ⓘ 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 — McDonough

• Score: 63/100
• State rank: #279
• US rank: #14962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 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: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

-8.7% since first listed

2 events — show timeline

• 2026-01-13 Price Changed $105,000 GAMLS
• 2025-11-20 Listed $115,000 GAMLS