240 Bayberry Dr · Byron, GA 31008

$160,000

3 bd · 2.0 ba · 1,216 sqft · Other public records · 22 Days on market

Built 1999 0.43 ac lot

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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 +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom 2 Bath single wide mobile home on . 43 acre lot. Byron/Houston county area. Split bedroom floor plan, eat in kitchen, level yard. Convienient to Macon or Warner Robins. Houston County schoolss.

Key facts

• Open concept kitchen
• Renovated residence
• Lofted ceilings

Tags

• RENOVATED RESIDENCE
• NEW ROOF
• ADDITIONAL CABINETRY
• LOFTED CEILINGS
• OPEN CONCEPT KITCHEN
• SOAKING TUB

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, USDA, VA loans and 1031 exchanges
• HOA & community: No HOA

Exterior

• Parking: Parking pad; Open parking
• Utilities: Public water; Septic tank; 220 volt electric service; Cable available; High-speed internet available; Phone service available; Electricity available
• Home design: Manufactured single-family home; One story
• Construction: Built in 1999; Vinyl siding; Composition roof; Crawl space foundation
• Exterior features: Deck; Patio; Front porch; Back yard fencing (chain link); Shed on property; Property updated/remodeled; Cleared and grassed yard; Has a view

Interior

• Kitchen: Breakfast bar; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity in bathroom; Soaking tub; Split bedroom floor plan; Family room
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.0% in Byron — 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 68/100 on livability (#137 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Houston County (urban): math 43% / reading 46% proficiency, ranked #23 of 174 in GA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eagle Springs Elementary (math 45% / reading 47%, grade D-, #316 of 1,228 statewide, top 26%, 704 students, 66% FRL); Thomson Middle School (math 29% / reading 34%, grade F, #234 of 470 statewide, top 50%, 736 students, 84% FRL); Northside High School (math 5% / reading 21%, grade F, #331 of 424 statewide, top 78%, 1,959 students, 84% FRL) — zoned schools average 78% FRL vs 46% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the Houston County average; the district grade overstates school quality for this exact location.
• Market conditions: 205 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Houston County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $16k; list at $160k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $157,600 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.09% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 7.7

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,424
• Equity at exit: $23,857

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $36,256
• Equity at exit: $13,834

Cash invested: $44,800 (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 31008

• Home prices YoY: -18.1%
• Active inventory: 205
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,740 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $431

Break-even live

Break-even rent $1,195

Max offer price $160,000

Occupancy floor 70%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Timberwind Dr Byron, GA	3.0	2.0	1449	$1,500	$1.04	13d	1	0.83mi
420 Madison Place Pkwy Byron, GA	3.0	2.0	1341	$2,000	$1.49	13d	1	1.23mi
415 Covington Cv Byron, GA	4.0	2.0	1472	$1,820	$1.24	13d	1	1.30mi

Listing history 22 events

1. 2026-06-19
   days on market $160,000 Active 22 DOM
2. 2026-06-18
   days on market $160,000 Active 21 DOM
3. 2026-06-17
   days on market $160,000 Active 20 DOM
4. 2026-06-16
   days on market $160,000 Active 19 DOM
5. 2026-06-15
   days on market $160,000 Active 18 DOM
6. 2026-06-14
   days on market $160,000 Active 16 DOM
7. 2026-06-13
   statusdays on market $160,000 Active 15 DOM
8. 2026-06-10
   days on market $160,000 Price Change 13 DOM
9. 2026-06-09
   days on market $160,000 Price Change 12 DOM
10. 2026-06-09
    pricestatus $160,000 Price Change 11 DOM
11. 2026-06-08
    days on market $165,000 New 11 DOM
12. 2026-06-07
    days on market $165,000 New 10 DOM
13. 2026-06-05
    days on market $165,000 New 7 DOM
14. 2026-06-03
    days on market $165,000 New 6 DOM
15. 2026-06-02
    days on market $165,000 New 5 DOM
16. 2026-06-01
    days on market $165,000 New 4 DOM
17. 2026-05-31
    days on market $165,000 New 3 DOM
18. 2026-05-30
    days on market $165,000 New 2 DOM
19. 2026-05-27
    listed $165,000 New
20. 2012-04-30
    soldstatus $16,000 203-char remark

    Show marketing remark (203 chars)

    3 Bedroom 2 Bath single wide mobile home on . 43 acre lot. Byron/Houston county area. Split bedroom floor plan, eat in kitchen, level yard. Convienient to Macon or Warner Robins. Houston County schoolss.

21. 2012-04-12
    listed $19,999 203-char remark

    Show marketing remark (203 chars)

    3 Bedroom 2 Bath single wide mobile home on . 43 acre lot. Byron/Houston county area. Split bedroom floor plan, eat in kitchen, level yard. Convienient to Macon or Warner Robins. Houston County schoolss.

22. 1999-04-20
    soldstatus $17,000

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$1,008/yr (+$84/mo · 217.4%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,885
• − Mortgage interest: −$8,962
• − Property taxes: −$464
• − Insurance: −$800
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$4,655
• Taxable income: $2,663
• Est. tax owed @ 24.0%: −$639
• After-tax cash flow: $4,528/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: Houston County
• NCES district ID: 1302880
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $54,823
• Composite: 38.68/100
• National rank: #4144
• State rank: #23 of 174 in GA

Livability — Byron

• Score: 68/100
• State rank: #137
• US rank: #9318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,882

Population outlook (Houston County) Hauer SSP2

• Today (2025): 169,502 people
• By 2030: 178,486 · +5.3%
• By 2040: 194,642 · +14.8%
• By 2050: 207,119 · +22.2%
• By 2075: 231,480 · +36.6%
• By 2100: 235,034 · +38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Houston

• 2024 margin: R (+11.3) · D 44.0% · R 55.3%
• 2008→2024 swing: +8.9pp toward D · 2008: -20.2pp · 2024: -11.3pp
• All cycles: 2024: R+11.3 2020: R+12.4 2016: R+21.6 2012: R+20.7 2008: R+20.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.93%
• Current HPI: 208.0889
• 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

+870.6% since first listed

4 events — show timeline

• 2026-05-27 Listed $165,000 GAMLS
• 2012-04-30 Sold (MLS) $16,000 CGMLS
• 2012-04-12 Listed $19,999 CGMLS
• 1999-04-20 Sold (Public Records) $17,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $464 · -4.6% YoY. Source: county tax records.