4 Skyland Dr W · Locust Grove, GA 30248

$89,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 366 Days on market

Built 1968 8,712 sqft lot $132/sqft · 68% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

6-property package now available, fully leased, cash flowing, and ready to go. Month-to-month leases. Rental Portfolio, 6 properties in prime Georgia locations. Fully tenant occupied. Strong rental history. Buy one, several, or the full package. Sold as is. No mobile title. Investor owned. Close with and earnest money held by Dixon Law. Cash or ask about possible terms. Information believed accurate but should be verified.

Key facts

• 8,712 sq ft lot
• Built 1968
• Listed 365 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 4.1% in Locust Grove — 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 (#315 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools 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 rising (+2.2%/yr); 496 active listings in the ZIP; 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 $615 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 366 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $51k; list at $89k implies a 73% gain — meaningful room to come down on a strong offer.

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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 366 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 1.83% ✓
• Cap rate: 15.20%
• Cash-on-cash: 31.80%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (median comp): $53,049
• List price: $89,000
• Delta: 67.77%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.16% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.06×
• Total profit: $26,311
• Equity at exit: $13,270

10-year hold

• IRR: 33.0%
• Equity multiple: 3.88×
• Total profit: $71,702
• Equity at exit: $7,695

Cash invested: $24,920 (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 30248

• Home prices YoY: -21.0%
• Rents YoY: 2.2%
• Active inventory: 496
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$120 /mo · $1,438/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $660

Break-even live

Break-even rent $789

Max offer price $89,000

Occupancy floor 54%

Sensitivity live

Price	-10% $711	-5% $686	+0% $660	+5% $635	+10% $610
Rent	-10% $532	-5% $596	+0% $660	+5% $725	+10% $789
Rate	-1.0pp $705	-0.5pp $683	base $660	+0.5pp $637	+1.0pp $614

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $89,000 Active 366 DOM
2. 2026-06-17
   days on market $89,000 Active 365 DOM
3. 2026-06-16
   days on market $89,000 Active 364 DOM
4. 2026-06-15
   days on market $89,000 Active 363 DOM
5. 2026-06-13
   days on market $89,000 Active 361 DOM
6. 2026-06-09
   days on market $89,000 Active 357 DOM
7. 2026-06-08
   days on market $89,000 Active 356 DOM
8. 2026-06-07
   days on market $89,000 Active 355 DOM
9. 2026-06-04
   days on market $89,000 Active 352 DOM
10. 2026-06-03
    days on market $89,000 Active 351 DOM
11. 2026-06-02
    days on market $89,000 Active 350 DOM
12. 2026-06-01
    days on market $89,000 Active 349 DOM
13. 2026-05-31
    days on market $89,000 Active 348 DOM
14. 2025-12-01
    listed $89,000 New 427-char remark

    Show marketing remark (427 chars)

    6-property package now available, fully leased, cash flowing, and ready to go. Month-to-month leases. Rental Portfolio, 6 properties in prime Georgia locations. Fully tenant occupied. Strong rental history. Buy one, several, or the full package. Sold as is. No mobile title. Investor owned. Close with and earnest money held by Dixon Law. Cash or ask about possible terms. Information believed accurate but should be verified.

15. 2025-09-24
    price $89,000 479-char remark

    Show marketing remark (479 chars)

    6-property package now available, fully leased, cash flowing, and ready to go. Month-to-month leases. Rental Portfolio, 6 properties in prime Georgia locations. Fully tenant occupied. Strong rental history. Buy one, several, or the full package. Sold as is. No mobile title. Investor owned. Close with and earnest money held by Dixon Law. Cash or ask about possible terms. Information believed accurate but should be verified. Call Listing Broker, Adams AMI for all the details.

16. 2025-06-16
    listed $99,000 New 479-char remark

    Show marketing remark (479 chars)

    6-property package now available, fully leased, cash flowing, and ready to go. Month-to-month leases. Rental Portfolio, 6 properties in prime Georgia locations. Fully tenant occupied. Strong rental history. Buy one, several, or the full package. Sold as is. No mobile title. Investor owned. Close with and earnest money held by Dixon Law. Cash or ask about possible terms. Information believed accurate but should be verified. Call Listing Broker, Adams AMI for all the details.

17. 2023-08-25
    soldstatus $51,333
18. 2023-07-24
    soldstatus $51,333 Sold
19. 2023-06-08
    listed $50,000 New
20. 2022-08-31
    historical
21. 2022-06-14
    price $75,000
22. 2022-06-07
    status Back On Market
23. 2022-05-23
    status Under Contract
24. 2022-02-02
    listed $95,000 New
25. 2013-10-10
    soldstatus $10,100
26. 1992-02-11
    soldstatus $5,900

ⓘ 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: $1,438 · $120/mo
• Projected year-2 tax: $1,438 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°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: $19,505
• − Mortgage interest: −$4,985
• − Property taxes: −$1,438
• − Insurance: −$445
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$2,589
• Taxable income: $6,927
• Est. tax owed @ 24.0%: −$1,663
• After-tax cash flow: $6,263/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: 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 — Locust Grove

• Score: 62/100
• State rank: #315
• US rank: #17034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Locust Grove, GA
• County: Henry County · 316,359 people
• City population: 36,038
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 36,038
• Household income: $83,823
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 485.0

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 0.59)
• Race & ethnicity: White 51% Black 37% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Italian 2% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 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: ▼ -54.09%
• Current HPI: 203.5358
• Rent YoY: ▲ 2.16%
• 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

+1408.5% since first listed

13 events — show timeline

• 2025-12-01 Listed $89,000 GAMLS
• 2025-09-24 Price Changed $89,000 GAMLS
• 2025-06-16 Listed $99,000 GAMLS
• 2023-08-25 Sold (Public Records) $51,333 Public Records
• 2023-07-24 Sold (MLS) $51,333 GAMLS
• 2023-06-08 Listed $50,000 GAMLS
• 2022-08-31 Listing Removed — GAMLS
• 2022-06-14 Price Changed $75,000 GAMLS
• 2022-06-07 Relisted — GAMLS
• 2022-05-23 Pending — GAMLS
• 2022-02-02 Listed $95,000 GAMLS
• 2013-10-10 Sold (Public Records) $10,100 Public Records
• 1992-02-11 Sold (Public Records) $5,900 Public Records

Property tax history

+27.4%/yr

Latest (2025): $1,438 · +98.4% YoY. Source: county tax records.