1169 Chester Alamo Rd · Chester, GA 31012

$94,900

2 bd · 2.0 ba · 924 sqft · SingleFamily · 76 Days on market

Built 1989 Good condition 0.30 ac lot ↓ 5% since listing

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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 +15.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Condition / age +3.8/5.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

- Recently Updated!**Discover your peaceful retreat with this incredible offering a serene rural setting. This mobile homes features: New Metal Roof Durable and maintenance-free, ensuring long-lasting protection. New LVP flooring throughout, providing a fresh and inviting atmosphere. Stylish fixtures enhance the overall appeal of both homes. A complete interior repaint gives each home a bright and welcoming feel. Enjoy the tranquility of rural living while being just a short drive from local amenities. (1989 FLEETWOOD SPRING HILL 924 sq. ft.) Call agent today to preview.

Key facts

• New metal roof
• New lvp flooring
• 0.3 acre lot

Tags

• NEW METAL ROOF
• NEW LVP FLOORING
• COMPLETE INTERIOR REPAINT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $38 ($457/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (7.4% below list).
• Recommended offer: $88k (7.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#571 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Dodge County (rural): math 18% / reading 26% proficiency, ranked #139 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 13 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($656 loan paydown + $9k appreciation (10.0% local appreciation)).
• Dodge County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $140k (60%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,839 (7.4% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.93% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.04×
• Total profit: $54,125
• Equity at exit: $85,493

10-year hold

• IRR: 22.5%
• Equity multiple: 6.93×
• Total profit: $157,506
• Equity at exit: $184,370

Cash invested: $26,572 (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 31012

• Home prices YoY: 5.5%
• Active inventory: 8
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $878 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $38

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 91%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $94,900 Active 76 DOM
2. 2026-06-17
   days on market $94,900 Active 75 DOM
3. 2026-06-16
   days on market $94,900 Active 74 DOM
4. 2026-06-15
   days on market $94,900 Active 73 DOM
5. 2026-06-13
   days on market $94,900 Active 71 DOM
6. 2026-06-12
   days on market $94,900 Active 70 DOM
7. 2026-06-09
   days on market $94,900 Active 67 DOM
8. 2026-06-08
   days on market $94,900 Active 66 DOM
9. 2026-06-07
   days on market $94,900 Active 65 DOM
10. 2026-06-07
    days on market $94,900 Active 64 DOM
11. 2026-06-04
    days on market $94,900 Active 61 DOM
12. 2026-06-02
    days on market $94,900 Active 60 DOM
13. 2026-06-01
    days on market $94,900 Active 59 DOM
14. 2026-05-31
    days on market $94,900 Active 58 DOM
15. 2026-05-31
    days on market $94,900 Active 57 DOM
16. 2026-05-06
    price $94,900 577-char remark

    Show marketing remark (577 chars)

    - Recently Updated!**Discover your peaceful retreat with this incredible offering a serene rural setting. This mobile homes features: New Metal Roof Durable and maintenance-free, ensuring long-lasting protection. New LVP flooring throughout, providing a fresh and inviting atmosphere. Stylish fixtures enhance the overall appeal of both homes. A complete interior repaint gives each home a bright and welcoming feel. Enjoy the tranquility of rural living while being just a short drive from local amenities. (1989 FLEETWOOD SPRING HILL 924 sq. ft.) Call agent today to preview.

17. 2026-03-31
    historical
18. 2026-02-19
    price $99,900
19. 2025-12-05
    listed $99,900 New 577-char remark

    Show marketing remark (577 chars)

    - Recently Updated!**Discover your peaceful retreat with this incredible offering a serene rural setting. This mobile homes features: New Metal Roof Durable and maintenance-free, ensuring long-lasting protection. New LVP flooring throughout, providing a fresh and inviting atmosphere. Stylish fixtures enhance the overall appeal of both homes. A complete interior repaint gives each home a bright and welcoming feel. Enjoy the tranquility of rural living while being just a short drive from local amenities. (1989 FLEETWOOD SPRING HILL 924 sq. ft.) Call agent today to preview.

20. 2025-12-05
    listed $234,900 New

    Show marketing remark (577 chars)

    - Recently Updated!**Discover your peaceful retreat with this incredible offering a serene rural setting. This mobile homes features: New Metal Roof Durable and maintenance-free, ensuring long-lasting protection. New LVP flooring throughout, providing a fresh and inviting atmosphere. Stylish fixtures enhance the overall appeal of both homes. A complete interior repaint gives each home a bright and welcoming feel. Enjoy the tranquility of rural living while being just a short drive from local amenities. (1989 FLEETWOOD SPRING HILL 924 sq. ft.) Call agent today to preview.

ⓘ 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: $10,541
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$843
• − Management: −$843
• − Depreciation: −$2,761
• Taxable loss: −$1,120
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $726/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with recent updates, including a new metal roof, LVP flooring, and interior paint. It is move-in ready and would be a great investment for a buyer looking for a peaceful rural retreat.

Value-add opportunities

• Resale new kitchen appliances — modernizes the kitchen and improves functionality
• Resale new flooring — enhances the overall appearance and feel of the home
• Resale new paint — brightens the interior and gives the home a fresh look

Renovation cost estimate screening

Value-add ROI direction

• Resale new kitchen appliances — modernizes the kitchen and improves functionality ↑
• Resale new flooring — enhances the overall appearance and feel of the home ↑
• Resale new paint — brightens the interior and gives the home a fresh look ↑

ⓘ 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: Dodge County
• NCES district ID: 1301770
• Math proficiency: 18% ▼ -21.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $34,856
• Composite: 18.1/100
• National rank: #8971
• State rank: #139 of 174 in GA

Livability — Chester

• Score: 52/100
• State rank: #571
• US rank: #25073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,536

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 19,669 people
• By 2030: 18,784 · -4.5%
• By 2040: 16,878 · -14.2%
• By 2050: 14,837 · -24.6%
• By 2075: 9,804 · -50.2%
• By 2100: 5,885 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 38% Hispanic / Latino 7% Two or more races 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Italian 1% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+49.9) · D 24.9% · R 74.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -35.9pp · 2024: -49.9pp
• All cycles: 2024: R+49.9 2020: R+45.5 2016: R+45.5 2012: R+35.9 2008: R+35.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.72%
• Current HPI: 244.9639
• 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

-5.0% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $94,900 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-02-19 Price Changed $99,900 GAMLS
• 2025-12-05 Listed $234,900 GAMLS
• 2025-12-05 Listed $99,900 GAMLS