982 Cottonwood Ln · Lovejoy, GA 30228

$43,000

4 bd · 2.0 ba · 1,057 sqft · SingleFamily · 1 Days on market

Built 2017 Fair condition 0.30 ac lot Est $44k · at est.

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +8.9/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bed, 2-bath double-wide in the highly desirable La Costa Mobile Home Park! This home boasts family time, with formal living & dining area, eat-in kitchen with bar, and a bonus room perfect for an office, playroom, or guest space. Just minutes from Echo Park & Atlanta Motor Speedway, this home combines comfort, style, and a prime South Atlanta location!

Key facts

• Double-wide
• Dining area
• Bonus room

Tags

• DOUBLE-WIDE
• FORMAL LIVING
• DINING AREA
• EAT-IN KITCHEN
• BONUS ROOM
• SOUTH ATLANTA LOCATION

Property features AI

Exterior

• Parking: Three total parking spaces
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available; Water available; Other electric service
• Home design: Double-wide mobile home; One level
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation
• Exterior features: Lighting; Rain gutters; Covered patio/porch; Deck; Front porch; Shed(s)

Interior

• Kitchen: Breakfast bar; Country-style kitchen; Eat-in kitchen; Kitchen island; Laminate counters; Walk-in pantry; Dishwasher; Microwave; Refrigerator
• Bedrooms: Four main-level bedrooms; Bedroom(s) with other features
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Two main-level bathrooms; Master bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central air conditioning; Electric heating; Other heating type
• Interior features: Sound system; Walk-in closets; Insulated windows; No common walls
• Laundry & utility: Main-level laundry room; Electric dryer hookup; Washer/Dryer connections included (dryer hookup specified)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $43k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $43k).
• Cap rate 40.9% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $297 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $43,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.53% ✓
• Cap rate: 40.92%
• Cash-on-cash: 123.66%
• DSCR: 6.50
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $44,394
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Lake Haven Dr	0.34mi	3/2.0 (-1)	975 (-8%)	2mo	$41,250	$42	65

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: —
• Equity multiple: 6.86×
• Total profit: $70,529
• Equity at exit: $6,411

10-year hold

• IRR: —
• Equity multiple: 14.04×
• Total profit: $157,011
• Equity at exit: $3,718

Cash invested: $12,040 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $645/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $1,241

Break-even live

Break-even rent $376

Max offer price $43,000

Occupancy floor 31%

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	0.33mi
11352 Michelle Way Lovejoy, GA	3.0	2.5	1440	$1,485	$1.03	12d	1	0.42mi
2306 Nicole Dr Lovejoy, GA	3.0	2.5	1324	$1,800	$1.36	43d	1	0.44mi
2411 Brianna Dr Lovejoy, GA	3.0	2.0	1432	$1,826	$1.28	2d	1	0.49mi
2361 Brianna Dr Lovejoy, GA	3.0	2.5	1384	$1,525	$1.10	22d	1	0.52mi
2367 Brianna Dr Lovejoy, GA	3.0	2.5	1440	$1,695	$1.18	43d	1	0.52mi
11866 Registry Blvd Unit 1 Hampton, GA	3.0	2.0	1488	$1,650	$1.11	24d	1	0.93mi
1992 Lovejoy Rd Lovejoy, GA	1.0–3.0	1.0–2.0	1085	$1,902	$1.75	1d	25	0.95mi
2056 Registry Pl Lovejoy, GA	3.0	2.0	1488	$1,825	$1.23	43d	1	0.96mi
11015 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1113	$1,815	$1.63	43d	1	1.02mi
10911 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1150	$1,795	$1.56	43d	1	1.05mi
11942 Fuller St Lovejoy, GA	3.0	2.5	1421	$1,639	$1.15	43d	1	1.15mi
11940 Fuller St Lovejoy, GA	3.0	2.5	1421	$1,699	$1.20	43d	1	1.16mi
1781 Fielding Way Lovejoy, GA	3.0	2.5	1370	$1,545	$1.13	43d	1	1.23mi
30 Winston Way Hampton, GA	3.0	2.0	924	$1,400	$1.52	43d	1	1.24mi
11035 Shannon Cir Hampton, GA	3.0	2.0	1320	$1,606	$1.22	12d	1	1.24mi
11877 Fuller St Lovejoy, GA	3.0	2.5	1386	$1,609	$1.16	24d	1	1.26mi
12227 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1179	$1,913	$1.62	1d	13	1.42mi
10903 Thrasher Rd Hampton, GA	3.0	2.0	1412	$1,725	$1.22	22d	1	1.44mi
1652 Thorn Ridge Trl Hampton, GA	3.0	2.0	1360	$1,960	$1.44	43d	1	1.48mi
1591 Elizabeth Ln Hampton, GA	3.0	2.0	1352	$1,591	$1.18	43d	1	1.49mi

Listing history 3 events

1. 2026-06-13
   status $43,000 Pending 1 DOM
2. 2026-06-10
   remarks 369-char remark
3. 2026-06-10
   listed $43,000 Active 1 DOM

ⓘ 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: $23,360
• − Mortgage interest: −$2,409
• − Property taxes: −$645
• − Insurance: −$215
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$1,251
• Taxable income: $15,103
• Est. tax owed @ 24.0%: −$3,625
• After-tax cash flow: $11,264/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

Fair 45/100 Moderate rehab

This double-wide mobile home in La Costa Mobile Home Park requires moderate repairs to its exterior and railings, but presents a good opportunity for updates that could significantly increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant weathering
• Major railings — Visible rust

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair railings — Improves safety and aesthetics
• Both update flooring — Fresh carpet or tile would modernize and increase value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant weathering	Major	$15,000–50,000
railings · Visible rust	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair railings — Improves safety and aesthetics ↑
• Both update flooring — Fresh carpet or tile would modernize and increase value ↑

ⓘ 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

• 2026-06-01 Listed $43,000 FMLS