3033 Calhoun Dr · Georgetown-Quitman County, GA 36310

$200,000

3 bd · 2.0 ba · 1,197 sqft · Manufactured public records · 93 Days on market

Built 2000 0.44 ac lot $167/sqft · 6% below area Est $230k · 13% under

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Why this score? — see what drove the C- 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 +13.8/30.0
• ARV discount +13.4/15.0
• Appreciation +10.0/10.0
• DSCR +4.2/10.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lakefront Opportunity- Priced to sell at $200,000.Don't miss out this chance to own a lakefront property at 3033 Calhoun Drive in Henry County, Alabama. Beautiful view and a large, flat lot perfect for enjoying life on the water. This 3/2 Modular home offers plenty of space and potential. Hugh master bedroom and bath, large living room and den with fireplace. Enjoy your morning coffee on nice front porch or screened back porch. While home needs some attention, it is priced accordingly to be sold AS-IS, making a great investment or customizing your own lake retreat.

Key facts

• Lakefront property
• Screened back porch
• Front porch

Tags

• LAKEFRONT PROPERTY
• LARGE FLAT LOT
• FRONT PORCH
• SCREENED BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $18 ($221/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (22.7% below list).
• Recommended offer: $155k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.8% in Georgetown-Quitman County — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 71 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $154,557 (22.7% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 23% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.77% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (median comp): $230,000
• List price: $200,000
• Delta: -13.04%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.5%
• Equity multiple: 2.96×
• Total profit: $110,012
• Equity at exit: $180,176

10-year hold

• IRR: 21.7%
• Equity multiple: 6.77×
• Total profit: $322,870
• Equity at exit: $388,556

Cash invested: $56,000 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,546 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $18

Break-even live

Break-even rent $1,522

Max offer price $200,000

Occupancy floor 94%

Sensitivity live

Price	-10% $132	-5% $75	+0% $18	+5% $-38	+10% $-95
Rent	-10% $-104	-5% $-43	+0% $18	+5% $79	+10% $141
Rate	-1.0pp $119	-0.5pp $69	base $18	+0.5pp $-33	+1.0pp $-86

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $200,000 Active 93 DOM
2. 2026-06-19
   days on market $200,000 Active 91 DOM
3. 2026-06-18
   days on market $200,000 Active 90 DOM
4. 2026-06-17
   days on market $200,000 Active 89 DOM
5. 2026-06-16
   days on market $200,000 Active 88 DOM
6. 2026-06-15
   days on market $200,000 Active 87 DOM
7. 2026-06-14
   days on market $200,000 Active 85 DOM
8. 2026-06-12
   days on market $200,000 Active 84 DOM
9. 2026-06-09
   days on market $200,000 Active 81 DOM
10. 2026-06-08
    days on market $200,000 Active 80 DOM
11. 2026-06-07
    days on market $200,000 Active 79 DOM
12. 2026-06-03
    days on market $200,000 Active 75 DOM
13. 2026-06-02
    days on market $200,000 Active 74 DOM
14. 2026-06-01
    days on market $200,000 Active 73 DOM
15. 2026-05-31
    days on market $200,000 Active 72 DOM
16. 2026-05-30
    days on market $200,000 Active 71 DOM
17. 2026-03-20
    listed $200,000 Active 571-char remark

    Show marketing remark (571 chars)

    Lakefront Opportunity- Priced to sell at $200,000.Don't miss out this chance to own a lakefront property at 3033 Calhoun Drive in Henry County, Alabama. Beautiful view and a large, flat lot perfect for enjoying life on the water. This 3/2 Modular home offers plenty of space and potential. Hugh master bedroom and bath, large living room and den with fireplace. Enjoy your morning coffee on nice front porch or screened back porch. While home needs some attention, it is priced accordingly to be sold AS-IS, making a great investment or customizing your own lake retreat.

ⓘ 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: $845 · $70/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$995/yr (+$83/mo · 117.7%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,547
• − Mortgage interest: −$11,203
• − Property taxes: −$845
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$5,818
• Taxable loss: −$3,287
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $1,010/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 — Georgetown-Quitman County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 2,407
• 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

1 event — show timeline

• 2026-03-20 Listed $200,000 EBOR

Property tax history

+0.5%/yr

Latest (2025): $845 · +0.4% YoY. Source: county tax records.