250 Woodside Blvd · Tyrone, GA 30214

$69,960

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 270 Days on market

Built 2017 Good condition 1,089 sqft lot $58/sqft · 72% below area $820/mo HOA · 38% of rent ↓ 7% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3-bedroom, 2-bath manufactured home featuring an open floor plan with a large living area, well-appointed kitchen, and ample storage throughout. The primary suite includes a private full bath, while additional bedrooms are generously sized. Move-in ready with abundant natural light and a functional design. Located in a community offering swimming, playground, basketball, and a clubhouse for residents to enjoy. FINANCES: CHATTEL LOAN OR CASH

Key facts

• Open floor plan
• Large living area
• Private full bath

Tags

• OPEN FLOOR PLAN
• LARGE LIVING AREA
• WELL-APPOINTED KITCHEN
• AMPLE STORAGE
• PRIVATE FULL BATH
• ABUNDANT NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 3.5% in Tyrone — 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 79/100 on livability (#13 in GA, #2,017 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Fayette County (suburban): math 52% / reading 60% proficiency, ranked #7 of 174 in GA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.3%/yr); 372 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 323 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fayette County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $61,564 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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?
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: 3.09% ✓
• Cap rate: 13.27%
• Cash-on-cash: 24.93%
• DSCR: 2.11
• GRM: 2.7

CMA / ARV

• ARV (median comp): $248,565
• List price: $69,960
• Delta: -71.85%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5405 Milam Rd	0.38mi	3/1.5	1,206 (-1%)	5mo	$197,000	$163	75
5295 Garvey Dr	0.61mi	3/2.0	1,276 (+5%)	3mo	$155,000	$121	61
315 Galena Ct	0.49mi	4/1.5 (+1)	1,327 (+9%)	2mo	$279,900	$211	53

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 1.92×
• Total profit: $17,966
• Equity at exit: $10,431

10-year hold

• IRR: 31.5%
• Equity multiple: 4.23×
• Total profit: $63,191
• Equity at exit: $6,049

Cash invested: $19,589 (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 30214

• Rents YoY: 4.3%
• Active inventory: 372
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,165 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,049/yr
• Insurance: −$29
• HOA: −$820
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $407

Break-even live

Break-even rent $1,650

Max offer price $69,960

Occupancy floor 76%

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: $17,490
• Closing costs: $2,099
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Club Dr Fayetteville, GA	2.0–4.0	2.0	1400	$1,659	$1.19	5d	1	0.01mi
255 Greenview Cir Fayetteville, GA	2.0	2.0	1056	$1,700	$1.61	5d	1	0.13mi
3076 Broadleaf Trl Fairburn, GA	3.0	2.5	1373	$1,855	$1.35	1d	1	1.08mi
7000 Renaissance Pkwy Fairburn, GA	1.0–3.0	1.0–2.0	1048	$2,963	$2.83	1d	12	1.13mi
6010 Renaissance Pkwy Fairburn, GA	1.0–2.0	1.0–2.0	930	$2,291	$2.46	1d	11	1.19mi
5474 Oakley Industrial Blvd Fairburn, GA	1.0–3.0	1.0–2.0	1001	$1,893	$1.89	1d	13	1.20mi
3020 Meadow Glen Pass Fairburn, GA	3.0	2.0	1386	$2,400	$1.73	3d	1	1.30mi
5500 Oakley Industrial Blvd Fairburn, GA	1.0–3.0	1.0–2.0	1057	$1,835	$1.74	1d	17	1.30mi
5617 Oakley Industrial Blvd Fairburn, GA	1.0–3.0	1.0–2.5	1558	$4,431	$2.84	1d	52	1.49mi

HOA detail

• Monthly dues: $820 · $9,840/yr

Listing history 18 events

1. 2026-06-18
   days on market $69,960 Active 270 DOM
2. 2026-06-17
   days on market $69,960 Active 269 DOM
3. 2026-06-16
   days on market $69,960 Active 268 DOM
4. 2026-06-15
   days on market $69,960 Active 267 DOM
5. 2026-06-13
   days on market $69,960 Active 265 DOM
6. 2026-06-09
   days on market $69,960 Active 261 DOM
7. 2026-06-08
   days on market $69,960 Active 260 DOM
8. 2026-06-07
   days on market $69,960 Active 259 DOM
9. 2026-06-04
   days on market $69,960 Active 256 DOM
10. 2026-06-03
    days on market $69,960 Active 255 DOM
11. 2026-06-02
    days on market $69,960 Active 254 DOM
12. 2026-06-01
    days on market $69,960 Active 253 DOM
13. 2026-05-31
    days on market $69,960 Active 252 DOM
14. 2025-10-03
    price $69,960 453-char remark

    Show marketing remark (502 chars)

    Spacious 3-bedroom, 2-bath manufactured home featuring an open floor plan with a large living area, well-appointed kitchen, and ample storage throughout. The primary suite includes a private full bath, while additional bedrooms are generously sized. Move-in ready with abundant natural light and a functional design. Located in a community offering swimming, playground, basketball, and a clubhouse for residents to enjoy. INVESTORS: ALREADY HAS A RENTER OCCUPIED IN HOME. FINANCING: CHATTEL LOAN, CASH

15. 2025-10-03
    price $69,960 502-char remark

    Show marketing remark (502 chars)

    Spacious 3-bedroom, 2-bath manufactured home featuring an open floor plan with a large living area, well-appointed kitchen, and ample storage throughout. The primary suite includes a private full bath, while additional bedrooms are generously sized. Move-in ready with abundant natural light and a functional design. Located in a community offering swimming, playground, basketball, and a clubhouse for residents to enjoy. INVESTORS: ALREADY HAS A RENTER OCCUPIED IN HOME. FINANCING: CHATTEL LOAN, CASH

16. 2025-10-03
    price $66,000 502-char remark

    Show marketing remark (502 chars)

    Spacious 3-bedroom, 2-bath manufactured home featuring an open floor plan with a large living area, well-appointed kitchen, and ample storage throughout. The primary suite includes a private full bath, while additional bedrooms are generously sized. Move-in ready with abundant natural light and a functional design. Located in a community offering swimming, playground, basketball, and a clubhouse for residents to enjoy. INVESTORS: ALREADY HAS A RENTER OCCUPIED IN HOME. FINANCING: CHATTEL LOAN, CASH

17. 2025-09-21
    listed $75,000 New 453-char remark

    Show marketing remark (502 chars)

    Spacious 3-bedroom, 2-bath manufactured home featuring an open floor plan with a large living area, well-appointed kitchen, and ample storage throughout. The primary suite includes a private full bath, while additional bedrooms are generously sized. Move-in ready with abundant natural light and a functional design. Located in a community offering swimming, playground, basketball, and a clubhouse for residents to enjoy. INVESTORS: ALREADY HAS A RENTER OCCUPIED IN HOME. FINANCING: CHATTEL LOAN, CASH

18. 2025-09-21
    listed $75,000 Active 502-char remark

    Show marketing remark (502 chars)

    Spacious 3-bedroom, 2-bath manufactured home featuring an open floor plan with a large living area, well-appointed kitchen, and ample storage throughout. The primary suite includes a private full bath, while additional bedrooms are generously sized. Move-in ready with abundant natural light and a functional design. Located in a community offering swimming, playground, basketball, and a clubhouse for residents to enjoy. INVESTORS: ALREADY HAS A RENTER OCCUPIED IN HOME. FINANCING: CHATTEL LOAN, CASH

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,981
• − Mortgage interest: −$3,919
• − Property taxes: −$1,049
• − Insurance: −$350
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − HOA: −$9,840
• − Depreciation: −$2,035
• Taxable income: $4,631
• Est. tax owed @ 24.0%: −$1,111
• After-tax cash flow: $3,772/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 manufactured home is in good condition with a good condition score of 80. It has a good foundation, roof, and exterior. The interior is in good condition with neutral paint and hardwood floors. The home is already occupied by a renter, which could be an advantage for investors. The home has good curb appeal and is located in a community with amenities. The home could benefit from some updates to increase its value, such as painting, flooring, appliances, and a smart home system.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Updating the flooring to a more modern style — Modern flooring can increase both resale and rental value
• Both Upgrading the kitchen appliances to a more modern style — Modern appliances can increase both resale and rental value
• Both Adding a smart home system — Smart home systems can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Updating the flooring to a more modern style — Modern flooring can increase both resale and rental value ↑
• Both Upgrading the kitchen appliances to a more modern style — Modern appliances can increase both resale and rental value ↑
• Both Adding a smart home system — Smart home systems can increase both resale and rental 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: Fayette County
• NCES district ID: 1302130
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $80,746
• Composite: 50.67/100
• National rank: #1824
• State rank: #7 of 174 in GA

Livability — Tyrone

• Score: 79/100
• State rank: #13
• US rank: #2017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fayette County · 112,821 people
• City population: 9,083
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 31,811
• Household income: $89,912
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 634.0

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 120,914 people
• By 2030: 125,439 · +3.7%
• By 2040: 132,378 · +9.5%
• By 2050: 137,123 · +13.4%
• By 2075: 156,091 · +29.1%
• By 2100: 163,102 · +34.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 51% White 33% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Fayette

• 2024 margin: Toss-up / Even · D 48.0% · R 51.1%
• 2008→2024 swing: +27.5pp toward D · 2008: -30.7pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: R+6.8 2016: R+19.5 2012: R+31.4 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.65%
• Current HPI: 243.9416
• Rent YoY: ▲ 4.29%
• 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

-6.7% since first listed

5 events — show timeline

• 2025-10-03 Price Changed $69,960 GAMLS
• 2025-10-03 Price Changed $69,960 FMLS
• 2025-10-03 Price Changed $66,000 FMLS
• 2025-09-21 Listed $75,000 FMLS
• 2025-09-21 Listed $75,000 GAMLS