110 Silverside Dr · Warrenton, GA 30828

$135,000

4 bd · 2.0 ba · 2,432 sqft · Manufactured public records

Built 2003 0.53 ac lot

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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 +19.4/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Step into this impressive 2,432 sq ft manufactured home nestled in the heart of Warrenton, GA. This home blends open living space with outdoor freedom - ideal for growing families, first time buyers, or someone craving room to breathe. You'll find a layout that invites flexibility; expansive common areas perfect for gatherings, and plenty of space to personalize with your own finishing touches. If you're looking for something quiet on the country-side, this is the property for you!

Key facts

• 0.53 acre lot
• Garage
• Built 2003

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/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 $124k (8.5% below list).
• Recommended offer: $124k (8.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#460 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Warren County (rural): math 10% / reading 20% proficiency, ranked #162 of 174 in GA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Warren County Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 159 students, 100% FRL); Warren County High School (math 5% / reading 15%, grade F, #353 of 424 statewide, top 86%, 159 students, 100% FRL).
• Market conditions: 22 active listings in the ZIP; 1 units permitted in Warren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($933 loan paydown + $10k appreciation (7.2% local appreciation)).
• Warren County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,528 (8.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.55×
• Total profit: $58,462
• Equity at exit: $95,447

10-year hold

• IRR: 20.4%
• Equity multiple: 5.30×
• Total profit: $162,503
• Equity at exit: $183,050

Cash invested: $37,800 (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 30828

• Home prices YoY: 4.7%
• Active inventory: 22
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $151

Break-even live

Break-even rent $1,045

Max offer price $135,000

Occupancy floor 83%

Sensitivity live

Price	-10% $227	-5% $189	+0% $151	+5% $112	+10% $74
Rent	-10% $53	-5% $102	+0% $151	+5% $199	+10% $248
Rate	-1.0pp $219	-0.5pp $185	base $151	+0.5pp $116	+1.0pp $80

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-03-04
   historical
2. 2026-03-04
   status Pending
3. 2026-03-03
   historical
4. 2026-02-24
   listed $135,000

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$508/yr (+$42/mo · 69.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,823
• − Mortgage interest: −$7,562
• − Property taxes: −$734
• − Insurance: −$675
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,927
• Taxable loss: −$447
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $1,913/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: Warren County
• NCES district ID: 1305460
• Math proficiency: 10% ▼ -14.00%
• Reading proficiency: 20% ▼ -2.00%
• Median HH income: $32,085
• Composite: 12.02/100
• National rank: #9663
• State rank: #162 of 174 in GA

Livability — Warrenton

• Score: 57/100
• State rank: #460
• US rank: #21862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,369

Population outlook (Warren County) Hauer SSP2

• Today (2025): 4,769 people
• By 2030: 4,364 · -8.5%
• By 2040: 3,582 · -24.9%
• By 2050: 2,883 · -39.5%
• By 2075: 1,787 · -62.5%
• By 2100: 1,134 · -76.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 41% Two or more races 3%
• Common ancestry: Slovak 1%
• Foreign-born: 1% · South Korea

Political lean MEDSL · Warren

• 2024 margin: Toss-up / Even · D 52.2% · R 47.5%
• 2008→2024 swing: -12.8pp toward R · 2008: 17.6pp · 2024: 4.7pp
• All cycles: 2024: D+4.7 2020: D+11.4 2016: D+13.8 2012: D+21.2 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.21%
• Current HPI: 160.8248
• 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

4 events — show timeline

• 2026-03-04 Listing Removed — Hive MLS
• 2026-03-04 Pending — Hive MLS
• 2026-03-03 Listing Removed — Hive MLS
• 2026-02-24 Listed $135,000 Hive MLS

Property tax history

-0.7%/yr

Latest (2025): $734 · +0.0% YoY. Source: county tax records.