190 Akin Rd · Bremen, GA 30117

$99,900

2 bd · 2.0 ba · — sqft · Land · 44 Days on market

Built 1984 0.50 ac lot ↓ 17% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Income-producing 2BR/2BA 1984 Fleetwood mobile home on a 0.5-acre lot in Carrollton. Currently rented at $950/month ($11,400/year). Strong cash flow opportunity with land ownership-no lot rent. Ideal for investors seeking affordable housing assets with steady demand. Convenient to local amenities and commuter routes near Bremen I-20 Exit. Cash or investor financing preferred.

Key facts

• 0.5 acre lot
• Built 1984
• Listed 43 days

Property features AI

Finance

• Financial info: Multifamily: 1 unit total; Unit 1 rent: $950; Unit 1 deposit: $1,700; Tenant currently occupies unit 1; Utilities (electric, gas, water, garbage) not included for unit 1; Maintenance not included for unit 1

Exterior

• Parking: Open parking
• Utilities: Cable available; Electricity available; Phone available; Water available; Public water; Septic tank sewer
• Home design: One level; Other construction materials; Other roof
• Construction: Other construction materials; Other roof
• Exterior features: Level driveway; Open parking available; Public water available; Septic tank sewer

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $100k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.2% in Bremen — 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 70/100 on livability (#97 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mt. Zion Middle School (math 24% / reading 40%, grade F, #229 of 470 statewide, top 49%, 336 students, 70% FRL); Mt. Zion High School (math 37% / reading 24%, grade F, #128 of 424 statewide, top 30%, 470 students, 63% FRL).
• Market conditions: Rents rising (+2.7%/yr); 250 active listings in the ZIP; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.19%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.37×
• Total profit: $10,424
• Equity at exit: $14,895

10-year hold

• IRR: 18.4%
• Equity multiple: 2.51×
• Total profit: $42,257
• Equity at exit: $8,638

Cash invested: $27,972 (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 30117

• Home prices YoY: -14.7%
• Rents YoY: 2.7%
• Active inventory: 250
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $424

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 65%

Sensitivity live

Price	-10% $493	-5% $458	+0% $424	+5% $389	+10% $355
Rent	-10% $313	-5% $368	+0% $424	+5% $480	+10% $535
Rate	-1.0pp $474	-0.5pp $449	base $424	+0.5pp $398	+1.0pp $372

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $99,900 Active 44 DOM
2. 2026-06-17
   days on market $99,900 Active 43 DOM
3. 2026-06-16
   days on market $99,900 Active 42 DOM
4. 2026-06-15
   days on market $99,900 Active 41 DOM
5. 2026-06-13
   pricedays on market $99,900 Active 39 DOM
6. 2026-06-09
   days on market $119,900 Active 35 DOM
7. 2026-06-08
   days on market $119,900 Active 34 DOM
8. 2026-06-07
   days on market $119,900 Active 33 DOM
9. 2026-06-04
   days on market $119,900 Active 30 DOM
10. 2026-06-03
    days on market $119,900 Active 29 DOM
11. 2026-06-02
    days on market $119,900 Active 28 DOM
12. 2026-06-01
    days on market $119,900 Active 27 DOM
13. 2026-05-31
    days on market $119,900 Active 26 DOM
14. 2026-05-05
    listed $119,900 New 378-char remark

    Show marketing remark (378 chars)

    Income-producing 2BR/2BA 1984 Fleetwood mobile home on a 0.5-acre lot in Carrollton. Currently rented at $950/month ($11,400/year). Strong cash flow opportunity with land ownership-no lot rent. Ideal for investors seeking affordable housing assets with steady demand. Convenient to local amenities and commuter routes near Bremen I-20 Exit. Cash or investor financing preferred.

15. 2026-05-05
    listed $119,900 Active 395-char remark

    Show marketing remark (378 chars)

    Income-producing 2BR/2BA 1984 Fleetwood mobile home on a 0.5-acre lot in Carrollton. Currently rented at $950/month ($11,400/year). Strong cash flow opportunity with land ownership-no lot rent. Ideal for investors seeking affordable housing assets with steady demand. Convenient to local amenities and commuter routes near Bremen I-20 Exit. Cash or investor financing preferred.

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,926
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$2,906
• Taxable income: $3,718
• Est. tax owed @ 24.0%: −$892
• After-tax cash flow: $4,195/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Bremen

• Score: 70/100
• State rank: #97
• US rank: #7777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carroll County · 124,888 people
• City population: 61,993
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 39,804
• Household income: $61,842
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1956.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Hispanic / Latino 9% Two or more races 5% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 7% · Canada, United Kingdom
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.30%
• Current HPI: 331.823
• Rent YoY: ▲ 2.71%
• 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

-16.7% since first listed

4 events — show timeline

• 2026-06-11 Price Changed $99,900 FMLS
• 2026-06-11 Price Changed $99,900 GAMLS
• 2026-05-05 Listed $119,900 FMLS
• 2026-05-05 Listed $119,900 GAMLS

Property tax history

+1.5%/yr

Latest (2025): $124 · -1.1% YoY. Source: county tax records.