916 Bel Air Blvd · Lovejoy, GA 30228

$125,000

4 bd · 2.0 ba · 1,652 sqft · SingleFamily · 57 Days on market

Built 2001 Good condition 0.30 ac lot $76/sqft · 60% below area $681/mo HOA · 33% of rent

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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 +16.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated 4-bedroom, 2-bath double-wide mobile home in the highly sought-after La Costa Mobile Home Park. This move-in ready home features all-new updates throughout, including flooring, fixtures, and modern finishes. Spacious open layout offers a bright living area, updated kitchen, and generously sized bedrooms ideal for family, guests, or a home office. Primary suite includes a private bath for added comfort. Located in a well-maintained, welcoming community just minutes from Echo Park Speedway and Atlanta Motor Speedway, with convenient access to shopping, dining, and major roadways. A great opportunity for affordable, updated living in a prime South Atlanta location. this home combines modern updates with a prime location in a welcoming, meticulously maintained community.

Key facts

• Recently remodeled
• Dual vanity bathroom
• Soaker tub

Tags

• DOUBLE-WIDE MOBILE HOME
• RECENTLY REMODELED
• OPEN FLOWING FLOOR PLAN
• DUAL VANITY BATHROOM
• SOAKER TUB
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $71 ($851/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.4% in Lovejoy — 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 62/100 on livability (#317 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 547 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clayton 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 57 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: major wind risk, 27% 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 1.64% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 5.1

CMA / ARV

• ARV (median comp): $313,283
• List price: $125,000
• Delta: -60.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Cambridge Pkwy	0.05mi	4/2.0	1,600 (-3%)	2mo	$60,000	$38	91
11156 Cornerstone Way	0.26mi	3/2.0 (-1)	1,684 (+2%)	10mo	$318,990	$189	71
11144 Cornerstone Way	0.30mi	3/2.0 (-1)	1,684 (+2%)	10mo	$318,990	$189	70
11367 Vinea Ln	0.41mi	3/2.0 (-1)	1,665 (+1%)	12mo	$240,000	$144	64
2671 Calvary Dr	0.45mi	3/2.0 (-1)	1,636 (-1%)	12mo	$275,000	$168	63
10814 Wheeler Trce	0.47mi	3/2.5 (-1)	1,692 (+2%)	10mo	$259,000	$153	59
11181 Wind Ridge Dr	0.37mi	4/2.0	1,855 (+12%)	10mo	$285,000	$154	54
10950 Wheeler Trce	0.69mi	3/2.5 (-1)	1,700 (+3%)	3mo	$269,000	$158	54
2313 Sugarleaf Trl	0.49mi	3/2.0 (-1)	1,514 (-8%)	7mo	$245,000	$162	52
11474 Vinea Ln	0.55mi	3/2.0 (-1)	1,534 (-7%)	7mo	$219,000	$143	51
10961 Big Sky Dr	0.58mi	3/2.5 (-1)	1,744 (+6%)	8mo	$270,000	$155	50
10852 Big Sky Dr	0.47mi	5/3.0 (+1)	1,786 (+8%)	7mo	$310,000	$174	49

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.52×
• Total profit: $-16,924
• Equity at exit: $18,638

10-year hold

• IRR: -6.4%
• Equity multiple: 0.61×
• Total profit: $-13,693
• Equity at exit: $10,808

Cash invested: $35,000 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 547
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$681
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $71

Break-even live

Break-even rent $1,956

Max offer price $125,000

Occupancy floor 92%

Sensitivity live

Price	-10% $157	-5% $114	+0% $71	+5% $28	+10% $-15
Rent	-10% $-91	-5% $-10	+0% $71	+5% $152	+10% $232
Rate	-1.0pp $134	-0.5pp $103	base $71	+0.5pp $39	+1.0pp $6

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2251 Nicole Dr #119 Hampton, GA	3.0	2.5	1324	$1,700	$1.28	24d	1	0.37mi
2275 Nicole Dr Lovejoy, GA	4.0	2.0	1800	$1,835	$1.02	5d	1	0.42mi
11352 Michelle Way Lovejoy, GA	3.0	2.5	1440	$1,485	$1.03	13d	1	0.47mi
2306 Nicole Dr Lovejoy, GA	3.0	2.5	1324	$1,800	$1.36	44d	1	0.49mi
2411 Brianna Dr Lovejoy, GA	3.0	2.0	1432	$1,826	$1.28	3d	1	0.54mi
2355 Brianna Dr Lovejoy, GA	3.0	2.5	1876	$1,476	$0.79	13d	1	0.56mi
2361 Brianna Dr Lovejoy, GA	3.0	2.5	1384	$1,525	$1.10	22d	1	0.57mi
2367 Brianna Dr Lovejoy, GA	3.0	2.5	1440	$1,695	$1.18	44d	1	0.57mi
2257 Sugarleaf Trl Lovejoy, GA	3.0	2.0	1624	$1,775	$1.09	44d	1	0.59mi
11523 Vinea Ln Lovejoy, GA	3.0	2.0	1557	$1,850	$1.19	44d	1	0.64mi
2762 Hunters Ct Hampton, GA	3.0	2.5	1702	$1,870	$1.10	21d	1	0.69mi
10938 Wheeler Trce Lovejoy, GA	3.0	3.0	1692	$1,879	$1.11	44d	1	0.71mi
11560 Winston Dr Lovejoy, GA	3.0	3.0	1710	$2,710	$1.58	44d	1	0.77mi
11248 James Madison Dr Hampton, GA	3.0	2.5	1986	$1,980	$1.00	12d	1	0.91mi
11236 James Madison Dr Hampton, GA	3.0	2.5	1518	$1,870	$1.23	44d	1	0.92mi
11522 Kimberly Way Lovejoy, GA	3.0	2.5	1700	$2,200	$1.29	5d	1	0.93mi
11531 Kimberly Way Lovejoy, GA	3.0	2.5	1579	$2,200	$1.39	5d	1	0.93mi
11649 Mendenhall Ct Hampton, GA	3.0	2.5	1568	$2,300	$1.47	21d	1	0.94mi
2051 Registry Ct Lovejoy, GA	4.0	3.0	2188	$1,940	$0.89	44d	1	0.96mi
11866 Registry Blvd Unit 1 Hampton, GA	3.0	2.0	1488	$1,650	$1.11	24d	1	0.98mi
1992 Lovejoy Rd Lovejoy, GA	1.0–3.0	1.0–2.0	1085	$1,902	$1.75	2d	25	0.99mi
1578 Onalee Dr Hampton, GA	3.0	2.5	1709	$1,800	$1.05	24d	1	1.00mi
11015 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1113	$1,815	$1.63	44d	1	1.00mi
2056 Registry Pl Lovejoy, GA	3.0	2.0	1488	$1,825	$1.23	44d	1	1.01mi
11722 Chatham Dr Hampton, GA	3.0	2.5	1600	$2,300	$1.44	24d	1	1.01mi
10911 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1150	$1,795	$1.56	44d	1	1.02mi
1562 Onalee Dr Hampton, GA	3.0	2.0	2125	$1,800	$0.85	44d	1	1.02mi
1562 Onalee Dr Hampton, GA	3.0	2.5	2125	$1,775	$0.84	19d	1	1.02mi
11540 Alicias Ct Lovejoy, GA	3.0	2.5	1876	$1,711	$0.91	5d	1	1.03mi
1902 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,555	$0.98	4d	1	1.11mi
2019 Grove Way Lovejoy, GA	3.0	2.5	1524	$1,395	$0.92	44d	1	1.12mi
1906 Dalton Way Lovejoy, GA	3.0	3.0	2228	$2,100	$0.94	44d	1	1.14mi
1863 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,660	$1.04	24d	1	1.16mi
10887 Tara Blvd Hampton, GA	3.0	2.5	1756	$2,032	$1.16	5d	10	1.18mi
11942 Fuller St Lovejoy, GA	3.0	2.5	1421	$1,639	$1.15	44d	1	1.22mi
11940 Fuller St Lovejoy, GA	3.0	2.5	1421	$1,699	$1.20	44d	1	1.22mi
11035 Shannon Cir Hampton, GA	3.0	2.0	1320	$1,606	$1.22	13d	1	1.22mi
11517 Haleigh St Lovejoy, GA	3.0	3.0	2228	$2,000	$0.90	44d	1	1.24mi
1781 Fielding Way Lovejoy, GA	3.0	2.5	1370	$1,545	$1.13	44d	1	1.26mi
11877 Fuller St Lovejoy, GA	3.0	2.5	1386	$1,609	$1.16	24d	1	1.32mi

HOA detail

• Monthly dues: $681 · $8,172/yr

Listing history 14 events

1. 2026-06-18
   days on market $125,000 Active 57 DOM
2. 2026-06-17
   days on market $125,000 Active 56 DOM
3. 2026-06-16
   days on market $125,000 Active 55 DOM
4. 2026-06-15
   days on market $125,000 Active 54 DOM
5. 2026-06-13
   days on market $125,000 Active 52 DOM
6. 2026-06-09
   days on market $125,000 Active 48 DOM
7. 2026-06-08
   days on market $125,000 Active 47 DOM
8. 2026-06-07
   days on market $125,000 Active 46 DOM
9. 2026-06-04
   days on market $125,000 Active 43 DOM
10. 2026-06-03
    days on market $125,000 Active 42 DOM
11. 2026-06-02
    days on market $125,000 Active 41 DOM
12. 2026-06-01
    days on market $125,000 Active 40 DOM
13. 2026-05-31
    days on market $125,000 Active 39 DOM
14. 2026-04-22
    listed $125,000 Active 806-char remark

    Show marketing remark (806 chars)

    Beautifully renovated 4-bedroom, 2-bath double-wide mobile home in the highly sought-after La Costa Mobile Home Park. This move-in ready home features all-new updates throughout, including flooring, fixtures, and modern finishes. Spacious open layout offers a bright living area, updated kitchen, and generously sized bedrooms ideal for family, guests, or a home office. Primary suite includes a private bath for added comfort. Located in a well-maintained, welcoming community just minutes from Echo Park Speedway and Atlanta Motor Speedway, with convenient access to shopping, dining, and major roadways. A great opportunity for affordable, updated living in a prime South Atlanta location. this home combines modern updates with a prime location in a welcoming, meticulously maintained community.

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,543
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − HOA: −$8,172
• − Depreciation: −$3,636
• Taxable loss: −$694
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,017/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 · 12 photos

Good 80/100 None rehab

This move-in ready home features all-new updates throughout, including flooring, fixtures, and modern finishes. The home is in good condition with no visible repairs needed, making it an excellent opportunity for affordable, updated living in a prime South Atlanta location.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Upgrading the front door — A new front door can improve curb appeal and security.
• Both Adding a small front porch — A small porch can enhance the home's curb appeal and provide a welcoming entrance.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Upgrading the front door — A new front door can improve curb appeal and security. ↑
• Both Adding a small front porch — A small porch can enhance the home's curb appeal and provide a welcoming entrance. ↑

ⓘ 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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Lovejoy

• Score: 62/100
• State rank: #317
• US rank: #17071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lovejoy, GA
• County: Henry County · 316,359 people
• City population: 606
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• 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

• 2026-04-22 Listed $125,000 FMLS